2024 04 Domestic Technical Handbook - Complete

Building Standards Division
Domestic
Technical
Handbook
April 2024
Applicable to works from 1 April 2024
v1.0 – December 2023

Domestic Technical Handbook April 2024 Edition
Document Prepared by:
Building Standards Division

Directorate for Local Government and Housing
The Scottish Government
Denholm House
Almondvale Business Park
Livingston
EH54 6GA
Tel: 0300 244 4000
e-mail: buildingstandards@gov.scot
web: http://www.gov.scot/bsd
Applications for reproduction of any part of this publication should be directed to Building
Standards Division at the above address.
Note: This document applies to Scotland only. Any reference to the Building regulations in
this guide is to the Building (Scotland) Regulations 2004 (as amended). In respect of
building regulations, this guidance is applicable to work that is subject to a building warrant
submitted on or after 1 April 2024 and to works not requiring a building warrant from that
date, subject to the transitional provisions in the cited amending regulations (see clause
0.2.1 in Section 0 - General).
© Crown Copyright 2023

Produced by the Buildings Standards Division
First published: December 2023
Version 1.0 (December 2023)
Document Version Control

Title: Domestic Technical Handbook – April 2024 edition
Purpose: To provide guidance on compliance with building regulations for applications for
building works on or after 1 April 2024. As noted above.
Version Date Notes

1.0 December Initial issue in support of the April 2024 revision of standards and
2023 guidance within sections 6 & 7 of the Scottish building
regulations. Amendment of standard 6.1 to remove emissions
targets; introduction of new standard 6.11 ‘Heating and hot
water – direct emission heating system’ implements the New
Build Heat Standard.
Page 1 Applicable from 1 April 2024

Section 0 (General)
0.1 Application
0.2 Citation, commencement and interpretation
0.3 Exempted buildings and services, fittings and equipment
0.4 Changes in the occupation or use of a building that cause the
regulations to apply
0.5 Buildings work, services, fittings and equipment not requiring a
warrant
0.6 Limited life buildings
0.7 Measurements
0.8 Durability, workmanship and fitness of materials
0.9 Building standards applicable to construction
0.10 Building standards applicable to demolition
0.11 Building standards applicable to the provision of services, fittings
and equipment
0.12 Building standards applicable to conversions
0.13 Provision of protective works
0.14 Clearing of footpaths
0.15 Securing of unoccupied and partially completed buildings
0.16 Relaxations
0.17 Continuing Requirements

Section 0 - General
0.1 Application
0.1.1 Introduction
The Building (Scotland) Act 2003 gives Scottish Ministers the power to make building
regulations to:
• secure the health, safety, welfare and convenience of persons in or about buildings
and of others who may be affected by buildings or matters connected with buildings
• further the conservation of fuel and power and
• further the achievement of sustainable development.
This document gives guidance on how to comply with these regulations.
This is one of two Technical Handbooks, one covering domestic buildings and the other
non-domestic buildings. These Technical Handbooks have been issued by Scottish
Ministers for the purpose of providing practical guidance with respect to the requirements
of the provisions of the building regulations under a notice given in accordance with
Section 4(2) of the Building (Scotland) Act 2003. Each Handbook has eight sections.
Section 0, this section, is identical in both Handbooks. It covers general issues and sets
out how and when the regulations apply to buildings and works.
From the 2013 edition onwards, the Handbooks are published electronically and are
available free on the Scottish Government, Building Standards Division website.
Sections 1 to 7 give guidance on how to achieve the standards set by the regulations, and
there are different sets for domestic buildings and non-domestic buildings. The seven
sections each cover a number of related standards. They are:
• Section 1 Structure
• Section 2 Fire
• Section 3 Environment
• Section 4 Safety
• Section 5 Noise
• Section 6 Energy
• Section 7 Sustainability
Each of the seven sections consists of an introduction and then general guidance on the
standards within the section. This is followed by each standard which has specific
introductory information and guidance on how to comply with the standard. At the of the
Handbook, after Section 7, there are the following two sections:
• Appendix A: Defined terms.
• Appendix B: List of standards and other publications.
The Technical Handbooks are supported by a Procedural Handbook, published
separately, which clarifies the intent of the Building (Scotland) Procedures Regulations

2004. A separate procedural guidance document for Crown buildings has also been
produced.
0.1.2 The Building (Scotland) Regulations 2004

This Technical Handbook gives guidance on achieving the standards set in the Building
(Scotland) Regulations. The standards themselves can be found in schedule 5 to
regulation 9, and are in the form of ‘expanded functional standards’. That is, the standards
describe the functions a building should perform, such as ‘providing resistance to the
spread of fire’.
The Building (Scotland) Regulations made by the Scottish Ministers are subject to
approval by the Scottish Parliament. The content of the regulations, so far as it relates to
technical specifications, is also scrutinised by the European Commission (EC). The EC
checks with all the other countries that have adopted the Construction Products
Regulations (CPR) to ensure that no barriers to trade in construction products are created,
either directly or indirectly by the way products are described.
To meet the requirements of the CPR, materials and construction methods must be
described by use of suitable European Standards wherever these exist. As there is a
rolling programme of change to these National and European Standards, which includes
conversion to, and the further provision of, ENs and harmonised ENs, the Handbooks
have been designed to be readily updated. An explanation of the relevance and status of
specific European and British standards referred to in the Handbooks is in the section
concerned. There is also a list of the publications referred to in the Handbooks provided in
Appendix B.
The arrangement of Sections 1 - 7 within the Handbooks relates directly to the Basic
Works Requirements of the CPR (as published by the EC), which construction works are
expected to satisfy when they have been properly designed and built. The arrangement is
as follows:
• Section 1 Structure (EC - Mechanical resistance and stability)
• Section 2 Fire (EC - Safety in case of fire)
• Section 3 Environment (EC - Hygiene, health and the environment)
• Section 4 Safety (EC - Safety and accessibility in use)
• Section 5 Noise (EC - Protection against noise)
• Section 6 Energy (EC - Energy, economy and heat retention)
• Section 7 Sustainability (EC - Sustainable use of natural resources)
0.1.3 The building standards system

The building regulations are enforced through the building standards system that is
established by The Building (Scotland) Act 2003. The Act sets out the enabling powers
that allow Scottish Ministers to make, not only the building regulations, but also procedural
regulations, fees regulations and the other supporting legislation needed to operate the
system. The system is designed to ensure that new buildings and works achieve the
objectives of the Act in terms of health, safety, welfare, convenience, conservation of fuel
and power, and sustainable development.

The roles of those operating the building standards system are explained in detail in the
guidance on the procedural regulations. Briefly, the duty to comply with the building
regulations lies with the owner, or in some cases the client, for the work. Before work
begins a building warrant must be obtained.
For some simpler works a warrant is not required (see regulation 5 and schedule 3), but
the regulations still apply. The owner or client again has the duty to comply. The role of
issuing warrants and accepting completion certificates rests with verifiers, enforcement is
by local authorities, and the system is overseen and updated by the Building Standards
Division (BSD). BSD forms part of the Scottish Government and acts on behalf of, and is
responsible to, Scottish Ministers. These bodies are further explained in the guidance to
the procedural regulations.
The building standards system is pre-emptive, ensuring so far as possible that the
proposed works will comply with the regulations. It recognises that proposals can change
during construction, so there are requirements for amendments to the proposals to be
agreed and recorded. On completion, the owner or client must certify that the works have
been constructed in accordance with the building warrant and the building regulations.
The verifier will make reasonable inquiry to ensure the completion certificate is accurate
before accepting the certificate. Usually an inspection of the works will be made, and on
most projects some inspection of work in progress will also have been carried out.
However verifiers cannot inspect all materials and work on every building site. It is the
client that should put in place the contractual and practical arrangements needed to assure
themselves that the desired quality of work has been achieved.
0.1.4 Status of Technical Handbooks

The regulations are mandatory, but the choice of how to comply lies with the building
owner. This Technical Handbook has been issued by Scottish Ministers, through the
Building Standards Division, for the purpose of providing practical guidance with respect to
the building regulations. If the guidance is followed in full then this should be accepted by
the verifier as indicating that the building regulations have been complied with. However it
is quite acceptable to use alternative methods of compliance provided they fully satisfy the
regulations.
Failure to comply with the Technical Handbook does not render a person liable to civil or
criminal procedures, but proof of compliance with the guidance may be relied on in any
proceedings as tending to negative liability for an alleged contravention of the building
regulations.
Following the advice in the Technical Handbooks is therefore likely to be the normal way of
complying with the building regulations. However, a designer may put forward other ways
of meeting the regulations, in the form of alternative solutions.
There are a further three guidance documents that have the same standing as the
Technical Handbooks. Scottish Ministers have issued these under Section 4(1) of the
Building (Scotland) Act 2003. These are:
• Guide for Practitioners 6: Conversion of Traditional Buildings, published by Historic
Scotland,
• Guide for practitioners 7: Fire Safety Management in Traditional Buildings, published
by Historic Scotland, and

• Conservatories Guide 2nd Edition, published by the Building Standards Division.

In due course other documents may be issued by Scottish Ministers to provide further
guidance. Such guidance might deal with specific building types, or provide alternative
methods of showing compliance with those provided in the Technical Handbooks.
0.1.5 Alternative solutions

The use of expanded functional standards, backed up by detailed guidance, provides a
flexible system of control. Consideration of alternative solutions is assisted by the
expansion of the functional standards previously used in the building standards regulations
to clarify the necessary properties of each building. The need for a formal relaxation of
standards is reduced as meeting the full details of given solutions is no longer mandatory.
The professional judgement of the verifier, assisted by guidance on questions referred to
Scottish Ministers, through the Building Standards Division, decides whether a standard is
met.
In considering alternative solutions, however it is necessary to have regard to the details of
this guidance. Where performance standards or policy statements are given, every part of
the solution is expected to meet them. As a result, alternative solutions that appear
suitable may not be acceptable in detail. For example, some of the solutions offered in
relation to the English and Welsh building regulations, in the ‘Approved Documents’ (ADs),
are not suitable because the levels of thermal insulation recommended are not the same.
Similarly different approaches are taken to the control of fire size and the design of
compartmentation which means that constructions meeting the AD on fire safety may not
be acceptable. This will vary in time as both ADs and the Scottish Technical Handbooks
are updated. Solutions based on other documents, such as British or European Standards,
will have to be carefully evaluated to see if the Scottish standards are being met in an
appropriate manner.
0.1.6 Domestic and non-domestic buildings

Where any building contains both domestic uses and non-domestic uses, the appropriate
parts from each Technical Handbook will need to be used to ensure the standards are
complied with in full, for example a caretakers flat in an office building. However,
communal rooms or other areas in a block of dwellings that are exclusively associated with
the dwellings should be considered using the domestic guidance. Examples of this might
be a room used as an office for the operation of a sheltered housing complex or a lounge
communal to a block of dwellings. It is also a general principle that where a building or part
of a building might be seen as falling into more than one category it should be designed to
meet the most stringent recommendations.
0.1.7 Latest changes

The following is a summary of the changes to this section which have been introduced
from 1 April 2024. Very minor changes to text have not been included here.
• 0.12.2 – New standard 6.11 added to schedules 5 & 6.

0.1.8 Updating
It is intended that this Technical Handbook will be available in electronic form and
available free of charge on the Building Standards Division website -
www.gov.scot/policies/building-standards/. It is not expected that the standards will change
regularly as these are set in the building regulations and can only be changed with
Parliamentary approval. Therefore it is anticipated that the guidance will be replaced more
regularly than the standards themselves.
0.1.9 Arrangement of Section 0

Section 0 is arranged to follow the actual regulations. This sub-section provides an
introduction to the building standards system. Sub-section 0.2 covers regulations 1 and 2
which are the citation, commencement and interpretation. Sub-sections 0.3 to 0.15 cover
the significant technical regulations with each sub-section setting out and discussing the
regulation with the same number (sub-section 0.3 covering regulation 3 etc.). Regulation
16 establishes which regulations cannot ever be relaxed by Scottish Ministers. These are
the regulations on citation and commencement, interpretation, exempted buildings, work
not requiring a warrant and the methods of measurement. Regulation 17 was introduced in
2007 to help with the implementation of the Energy Performance of Buildings Directive.
0.1.10 Certification
Scottish Ministers can, under Section 7 of the Building (Scotland) Act 2003, approve
schemes for the certification of design or construction for compliance with the mandatory
functional standards. Such schemes are approved on the basis that the procedures
adopted by the scheme will take account of the need to co-ordinate the work of various
designers and specialist contractors. Individuals approved to provide certification services
under the scheme are assessed to ensure that they have the qualifications, skills and
experience required to certify compliance for the work covered by the scope of the
scheme. Checking procedures adopted by Approved Certifiers will deliver design or
installation reliability in accordance with legislation.

0.2 Citation, commencement and interpretation

Regulations 1 & 2
Regulation 1
These regulations may be cited as the Building (Scotland) Regulations 2004 and
shall come into force on 1 May 2005.
Regulation 2
Regulation 2 sets out the defined terms within the regulations. It is not
reproduced in Section 0; instead the terms have been incorporated in the list of
defined terms which form Appendix A.
0.2.1 Explanation of Regulation 1

Regulation 1 contains the citation and commencement of the building regulations. They
apply to buildings and works as defined in The Building (Scotland) Act 2003, other than
works exempted by regulation 3, schedule 1. The full text is:
The Act defines a building as any structure or erection, whether temporary or
permanent. This is very wide, but there are exceptions in The Act for:
• any public road (including any bridge on which the road is carried)
• any private road (bridges on private roads are not excluded in The Act)
• any sewer or water main vested in Scottish Water
• any aerodrome runway
• any railway line
• any large raised reservoir within the meaning of the Reservoirs Act 1975
• any wires and cables, their supports above ground and other apparatus used for
telephonic or telegraphic communications.
The term building is, subject to context, taken to include a prospective building, a part of a
building and, for extensions, alterations and conversions, it can mean the extension alone
or the part subject to alteration or conversion. Works in relation to a building is defined in
The Act as including works carried out in relation to the enclosure and preparation of the
site. Works therefore includes all construction, demolition and conversion work, the
provision of services fittings and equipment, and any work carried out in relation to the site.
The Building (Scotland) Regulations 2004 apply to all buildings and works where an
application for warrant is made on or after 1 May 2005. In the case of a Crown building,
the regulations apply to all buildings and work where an application for warrant is made on
or after 1 May 2009. However, full exemption from the building standards system is
provided for defence and national security buildings in legislation under The Building
(Scotland) Act 2003 (Exemptions for Defence and National Security) Order 2009, SI 2009
No.822 (S.6).

The Building (Scotland) Act 2003 (Commencement No.2 and Transitional Provisions)
Order 2009 allows work to Crown buildings that has started prior to 1 May 2009 to
continue with immunity from building regulations. In addition, work carried out pursuant to
a contract entered into prior to 1 May 2009 will continue with immunity on the basis that
work commenced before 1 November 2009. In both cases, work must be complete before
1 May 2012.
Buildings and works related to earlier warrant applications or exempt works commencing
before 1 May 2005 are subject to previous building standards and procedures regulations,
in particular the time by when these works must be completed. Previously exempt works,
in particular any no longer exempt, must have been completed by 2 September 2005,
otherwise the exemption falls and a warrant for any outstanding work may be required.
On completion of the works, before the period specified in the building warrant expires, a
completion certificate must be submitted. If a completion certificate is submitted for work
done without a warrant, the regulations that are applicable are those in force at the time of
submission of the certificate, which may well be more onerous that those which would
have applied when the work started. Fuller details of the arrangements for submitting
warrant applications and completion certificates will be given in the guidance on the
procedure regulations.
The building regulations also incorporate requirements previously set in separate Building
Operations Regulations (regulations 13-15). These cover the provision of protective works,
clearing of footpaths and securing of unoccupied buildings.
The following is a list of all amendments made to the Building (Scotland) Regulations
2004, together with the date they came into force and a summary of the major changes.
The Building (Scotland) Amendment Regulations 2006 (1 May 2007)
• New regulation 17 - inserted to implement the terms of Article 9 of EPBD regarding the
inspection of air conditioning systems.
• Schedule 1 - changes to building types 1 and 20.
• Schedule 3 - changes to building types 1,2,5,6 and 19.
• Schedule 5 - minor changes to functional standards. New functional Standards 6.9 and
6.10.
The Building (Scotland) Amendment Regulations 2007 (28 March 2007)
• Replacement Schedule 2 for that contained in 2006 amendments.
• Schedule 5 - minor changes to functional Standards 6.9 and 6.10.
The Building (Scotland) Amendment Regulations 2008 (4 January 2009)
• Minor changes to reflect requirements of energy performance certificates.
• Schedule 1 - change to paved areas or hardstanding exempt from regulations 8-13.
• Schedule 3 - amended to include certain Crown buildings.
The Building (Scotland) Amendment Regulations 2010 (1 October 2010)
• Schedule 3 - rewording of building type 2A.
• Schedule 5 - minor changes to several functional standards. Re-write of functional
Standard 5.1 and new functional Standard 5.2.

• Definition of 'statement of sustainability'.
• Schedule 3 - new work type for any work associated with affixing a statement of
sustainability to a building.
• Schedule 5 - introduction of Section 7 (Sustainability).
The Building (Scotland) Amendment Regulations 2012 (9 January 2013)
• Regulation 17 - change to require issue of inspection reports following an air
conditioning system inspection.
• Schedule 5 - change to limitation to functional Standard 6.9(c) requiring display of EPC
in buildings with a floor area of more than 500 square metres which are frequently
visited by the public.
Building (Miscellaneous Amendments) (Scotland) Regulations 2013 (1 October 2013)
• Schedule 5 - change to limitations to functional Standards 2.15 and 3.25; new
Standard
• 3.27 Water Efficiency introduced; change to Standard 7.1.
• Schedule 6 - new Standard 3.27 introduced.
Explosives Regulations 2014 (1 October 2014)
• Schedule 1 - change to exempt building type 1.
Building (Scotland) Amendment Regulations 2014 (1 October 2015)
• Schedule 5 - change to limitations to functional Standards 6.1 and 6.9.
Building (Scotland) Amendment Regulations 2015 (9 July 2013 and 1 October 2015)
• Schedule 5 - change to limitations to functional Standard 6.9 (9 July 2015).
• Schedule 5 - change to limitations to functional Standard 6.3 (1 October 2015).
Building (Scotland) Amendment Regulations 2016 (1 July 2016)
• Schedule 5 - new Standard 4.14 In-building physical infrastructure for high-speed
electronic communications networks introduced.
• Schedule 6 - new Standard 4.14 introduced.
Building (Energy Performance of Buildings) (Scotland) Amendment Regulations
2016 (13 March 2016)
• Regulation 17 - change to 17(1)(a).
• Schedule 5 - change to Standard 6.1.
Building (Miscellaneous Amendments) (Scotland) Amendment Regulations 2017 (30
June 2017)
• Schedule 3 - Type 23A exception text amended.
Building (Miscellaneous Amendments) (Scotland) Regulations 2017 (1 July 2017)
• Regulation 9 - change to recognise new Type 23A in Schedule 3.
• Schedule 3 - new type 23A introduced.

Building (Scotland) Amendment Regulations 2019 (1 October 2019)

• Schedule 5 - change to Standard 2.4.
Building (Scotland) Amendment Regulations 2020 (1 March 2021)
• Changes to defined terms cited under regulation 2.
• Schedule 5 – change to Standard 2.15.
Building (Scotland) Amendment Regulations 2022 (1 June 2022 & 1 February 2023)
• Changes to defined terms cited under regulation 2.
• Schedule 3 – change to types 17, 25 and new type 25A.
• Regulation 8 – limitations on materials used in cladding systems and internal linings to
limit fire growth.
• Schedule 5 – change to Standards 2.7, 6.1 and 6.7.
• Schedule 5 – new Standard 3.28 Overheating Risk introduced.
• Schedule 6 – new Standard 3.28 referenced.
Note: in-force date of Part 3 of these regulations was amended by The Building (Scotland)
Amendment (Amendment) Regulations 2022 and The Building (Scotland) Amendment
(Amendment) (No. 2) Regulations 2022.
Building (Scotland) Amendment Regulations 2022 (5 June 2023)
• Schedule 5 – new Standard 7.2 Electric vehicle charging introduced.
Note: in-force date of these regulations was amended by The Building (Scotland)
Amendment (No. 2) Regulations 2022 (Amendment) Regulations 2023.
Building (Scotland) Amendment Regulations 2023 (1 April 2024)
• Schedule 5 – new Standard 6.11 ‘Heating and hot water – direct emission heating
system’ introduced; standard 6.1 amended.
0.2.2 Explanation of Regulation 2

Regulation 2 sets out the defined terms within the regulations. It is not reproduced in
Section 0, instead the terms have been incorporated in the list of defined terms which form
Appendix A. The Appendix also includes definitions from the Building (Scotland) Act 2003
and those used in these Technical Handbooks.
In the determination of the description of a building, any use which is ancillary to another
use or which is of a minor nature should be disregarded and the building taken to be that
of the principal description. Minor uses within the curtilage of a dwelling may also be
disregarded, for example a single-room office for use by up to two people. Notwithstanding
the above, parts of a building may be considered to be of a separate description where the
context requires (for example a caretakers flat should be taken separately from any other
part of the building in which it is located).
A dwelling may include any surgeries, consulting rooms, offices or other accommodation,
of a floor area not exceeding in the aggregate 50 square metres, forming part of the

dwelling and used by an occupant of the dwelling in a professional or business capacity. A

dwelling may provide bed and breakfast facilities provided this does not exceed two double
bedrooms and is not in use for more than half of the year.
Where further guidance on building types is needed to define the proposals for particular
buildings, it is included in the relevant section.

0.3 Exempted buildings and services, fittings

and equipment
Regulation 3
1. Regulations 8 to 12 shall not apply to any building or any services,
fittings and equipment the whole of which falls into any one or more of
the exempted types described in schedule 1.
2. The provision of:
a) services, fittings and equipment to, or the demolition or removal of,
exempted buildings is exempt, and
b) services, fittings and equipment to, or the demolition of, exempted
services, fittings and equipment is exempt.
3. For the purposes of this regulation, for the avoidance of doubt, each
such exempted type does not include any of the exceptions expressed
in relation to that type.
0.3.1 Explanation
Regulation 3 and schedule 1 set out what buildings and work are exempted from the
building regulations. The general principles applied to establish exemption are that the
regulations do not need to apply where:
• other legislation covers the buildings or work (types 1 - 3)
• the buildings or work are covered by another regulation (type 4)
• the buildings or work are not normally frequented by people (types 5 - 8)
• the buildings or work are so separated that the regulations are largely inappropriate,
and are likely in any case to be supervised by specialists including civil engineers
(types 9 - 12)
• the buildings or work are sufficiently minor that they have little or no impact on the
public interest and it is not in the public interest to seek to enforce the regulations
(types 13 - 15 and 17 - 21)
• the buildings or work are temporary (type 16).
Particular care is necessary where exempted work is in the vicinity of, or attached to, an
existing building. The level of compliance of the existing building with building regulations
should not be adversely affected when exempt works are undertaken.
Where exempt work requires that alteration is made to an existing building to maintain the
level of compliance with building regulations, a building warrant may be required. For
example where it is intended to construct a porch, which falls within type 18, over an
accessible entrance and a new accessible entrance is required.

0.3.2 Schedule 1
Table 0.1 Exempted buildings and services, fittings and equipment
Reason Type Description Exception
Buildings 1. 1. Any building in which explosives
etc. are manufactured or stored
controlled by under a licence granted under
other the Explosive Regulations 2014
legislation where the whole building is used
for that manufacture or storage.
2. Where only a part of a building is
used for the manufacture or
storage of explosives under a
licence granted under the
Explosives Regulations 2014,
that part of the building where
the licence specifies that
manufacture or storage may take
place.
3. Except - sub-paragraphs (1) and
(2) do not include any building or,
as the case may be, any part of a
building as is referred to in,
respectively, sub-paragraph (1)
or (2) in relation to which –
a. no minimum separation
distance is required to be
maintained by virtue of
regulation 27(2)(a) or (3) of
the Explosives Regulations
2014, or
b. a minimum separation
distance of 0 metres is
prescribed by virtue of
regulation 27(1) of, and
Schedule 5 to the Explosive
Regulations 2014 and the
requirement for the assent of
the local authority under
regulation 13(3) of those
Regulations did not apply by
virtue of regulation 13(4)(a) of
those Regulations.
2. A building erected on a site which • A dwelling, residential
is subject to licensing under the building, office, canteen or
Nuclear Installations visitor centre.
Act 1965.
3. A building included in the schedule • A dwelling or residential
of monuments maintained under building.
section 1 of the Ancient
Monuments and Archaeological
Areas Act 1979.


Protective 4. Protective works subject to control
works by regulation 13.
Buildings or 5. A building into which people • A building within 6 m or the
work not cannot or do not normally go. equivalent of its height
frequented (whichever is the less) of
by people the boundary.
• A wall or fence.
• A tank, cable, sewer, drain
or other pipe above or
below ground for which
there is a requirement in
these regulations.
6. Detached fixed plant or machinery • A building within 1 m of a
or a detached building housing boundary.
only fixed plant or machinery, the
only normal visits to which are
intermittent visits to inspect or
maintain the fixed plant or
machinery.
Agricultural 7. An agricultural greenhouse or • A building used to any
and related other building of mainly translucent extent for retailing
buildings material used mainly for (including storage of
commercial growing of plants. goods for retailing) or
exhibiting.
8. A single-storey detached building • A building used to any

used for any other form of extent for retailing
agriculture, fish farming or forestry. (including storage for
retailing) or exhibiting.
• A building exceeding 280
square metres in area.
• A building within 6 m or the
equivalent of its height
(whichever is the less) of a
boundary.
• A dwelling, residential
building, office, canteen or
visitor centre.
• A dungstead or farm
effluent tank.


Works of 9. A work of civil engineering • A bridge or tunnel forming
civil construction, including a dock, part of an escape route or
engineering wharf, harbour, pier, quay, sea an access route provided
construction defence work, lighthouse, to meet a requirement of
embankment, river work, dam, these regulations.
bridge, tunnel, filter station or bed, • A private sewage
inland navigation, reservoir, water treatment works provided
works, pipe line, sewage treatment to meet a requirement of
works, gas holder or main, these regulations.
electricity supply line and
supports, any bridge embankment
or other support to railway lines
and any signalling or power lines
and supports, and a fire practice
tower.
Buildings of 10. A building essential for the • A signalling and control
a specialist operation of a railway including a centre for a railway or
nature locomotive or carriage shed, or for dock.
the operation of any other work of • A building to which the
civil engineering contained in type public is admitted, not
9 of this schedule and erected being a building exempted
within the curtilage of such a by type 11 of this
railway or work. schedule.
• A dwelling, residential
building, office, canteen, or
warehouse.
11. A single- storey detached road or • A building having a floor
rail passenger shelter or a area exceeding 30 square
telephone kiosk which in so far as metres.
it is glazed complies with the • A building containing a
requirements of regulation 9 and fixed combustion
paragraph 4.8 of schedule 5. appliance installation.
12. A caravan or mobile home within • Any wastewater disposal

the meaning of the Caravan Sites system serving a building
and Control of Development Act of this type.
1960, or a tent van or shed within
the meaning of Section 73 of the
Public Health (Scotland) Act 1897.
Small 13. A detached single- storey building • A dwelling or residential
buildings having an area not exceeding 8 building.
square metres. • A building ancillary to and
within the curtilage of a
dwelling.
• A building within 1 m of a
boundary.
• A building containing a
fixed combustion
appliance installation or
sanitary facility.


Construction 14. A building used only by people • A building containing
& engaged in the construction, sleeping accommodation.
development demolition or repair of any building
buildings or structure during the course of
that work.
15. A building used in connection with • A building containing
the letting or sale of any building sleeping accommodation.
under construction until such time
as the letting or sale of all related
buildings is completed.
Temporary 16. A building which, during any
buildings period of 12 months, is either
erected or used on a site –
a. for a period not exceeding 28
consecutive days, or
b. for a number of days not
exceeding 60,
and any alterations to such
buildings.
Buildings 17. A detached single- storey building • A building exceeding 8
ancillary to ancillary to and within the curtilage square metres in area.
houses of a house. • A building within 1 m of the
house unless it is at least
1 m from any boundary.
• A building containing
sleeping accommodation.
flue, a fixed combustion
sanitary facility.
18. A single- storey building attached • A building exceeding 8
to an existing house, which is square metres in area.
ancillary to the house and consists • A building containing a
of a conservatory or porch which flue, a fixed combustion
insofar as it is glazed complies appliance installation or
with the requirements of regulation sanitary facility.
9 and paragraph 4.8 of schedule • A building within 1 m of a
5. boundary.
19. A single- storey building which is • A building exceeding 30
detached, or is attached to an square metres in area.
existing house and which is • A building containing a
ancillary to the house and consists flue, a fixed combustion
of a greenhouse, carport or appliance installation or
covered area. sanitary facility.


Buildings 20. A detached single- storey building • A building exceeding 8
ancillary to ancillary to and within the curtilage square metres in area.
flats or of a flat or maisonette. • A building within 1 m of the
maisonettes flat or maisonette or within
3 m of any other part of the
building containing the flat
or maisonette.
• A building within 1 m of a
boundary.
flue, a fixed combustion
sanitary facility.
• A swimming pool deeper
than 1.2 m.
Paved areas 21. A paved area or hardstanding. • A paved area or
hardstanding exceeding 50
square metres in area.
• A paved area forming part
of an access to meet a
requirement of these
regulations.

0.4 Changes in the occupation or use of a

building that cause the regulations to apply
Regulation 4
For the purposes of section 56(1) of the Act and these regulations, the changes
in occupation or use of buildings set out in schedule 2 shall be conversions to
the extent specified by regulation 12.
0.4.1 Explanation
The building regulations always apply where construction occurs, unless exempted by
regulation 3, and construction includes alterations and extensions as well as entirely new
buildings. When there is a conversion it will be necessary to seek a warrant and possibly
to undertake works to improve the standards of the building, or part of the building,
concerned.
Regulation 4 and schedule 2 set out what changes of occupation or use of a building are
defined as conversions and for which the owner must obtain a warrant before making the
change. The warrant for a conversion will only be granted if the standards set out in
regulation 12 are achieved and this might well require building works.
Those changes of use or occupation listed in schedule 2 are those which are considered
critical due to the risks involved. They relate to:
a. domestic buildings, for example:
• a hotel to a dwelling (type 1)
• use of an attic space as a room within a dwelling (type 1)
• use of a garage attached to a dwelling as a room (type 2)
• sub-division of a house into two flats (type 3)
• use of a house as shared residential accommodation (type 4)
b. residential buildings, for example:
• use of a hotel as office (type 5)
• use of a hotel as a residential care home (type 6)
• use of offices as a backpackers hostel (type 7)
c. whether a building falls within the exemptions of schedule 1, for example:
• use of a railway signal box as a house (type 8)
d. public access to buildings, for example:
• development of a retail trade in a storage building (type 9)
e. division of a building into different occupancies, for example:
• use of a single shop to provide space for two different occupancies (type 10).

Type 6 in schedule 2 refers to the significant alterations in the type and the number of
expected occupants. A significant alteration of type could be considered to occur when
there was a significant change in the mobility, the familiarity with building, or the
awareness of danger, of the occupants. For example, significantly different types would
include:
• patients receiving care and/or treatment in a residential care home/hospital
• children in a residential institution or residential school
• guest in a hotel
• people held in lawful detention.
A significant alteration in number could be considered to occur where it amounted to an
increase greater than 25%.
Type 9 in schedule 2 refers to allowing access by the general public where previously
there was none. Access by the general public refers to permitting members of the general
public to enter a building during opening hours and allowing them to access all parts of the
building, other than those parts restricted to staff only.
For conversions it is the intention that the standards achieved in the converted building
should be broadly similar to those achieved by entirely new buildings. Schedule 6 to
regulation 12 guides the verifier as to where discretion is expected to be necessary. It
identifies those standards where it is not expected to be reasonably practicable to have
existing buildings fully comply. However for these standards improvement of the existing
building is expected where it is reasonably practicable. This means that matters such as
thermal insulation now have to be improved even if meeting the full standard is not
practically achievable. Guidance on what is normally reasonably practicable is given in
schedule 6 and in the individual sections. Guidance is also given on the treatment of
historic buildings.
It is also relevant that the requirements of other legislation, for example regulations made
under Health and Safety at Work or licensing legislation, will apply to changes of use, so
that risk assessments of changed circumstances will provide protection to the occupants of
buildings.
0.4.2 Schedule 2
Table 0.2 Conversions to which the regulations apply
Type Conversion
1. Changes in the occupation or use of a building to create a dwelling or dwellings or a
part thereof.
2. Changes in the occupation or use of a building ancillary to a dwelling to increase the
area of human occupation.
3. Changes in the occupation or use of a building which alters the number of dwellings
in the building.
4. Changes in the occupation or use of a domestic building to any other type of building.
5. Changes in the occupation or use of a residential building to any other type of

building.

Type Conversion
6. Changes in the occupation or use of a residential building which involve a significant
alteration to the characteristics of the persons who occupy, or who will occupy, the
building, or which significantly increase the number of people occupying, or expected
to occupy, the building.
7. Changes in the occupation or use of a building so that it becomes a residential
building.
8. Changes in the occupation or use of an exempt building (in terms of schedule 1) to a
building which is not so exempt.
9. Changes in the occupation or use of a building to allow access by the public where
previously there was none.
10. Changes in the occupation or use of a building to accommodate parts in different
occupation where previously it was not so occupied.

0.5 Buildings work, services, fittings and

equipment not requiring a warrant
Regulation 5
For the purposes of section 8 (8) of the Act, any work which consists solely of a
building or conversion, including the provision of services, fittings or
equipment, of a kind specified in schedule 3, shall meet the standards required
by regulations 8 to 12 but shall not, subject to the exceptions and conditions,
require a warrant.
0.5.1 Explanation
Regulation 5 and schedule 3 specifies what work can be done without the need to obtain a
building warrant. However such work must still comply with the regulations.
Building type 1 means much more work to or in houses does not need a warrant. This
could include:
• work external to, but immediately adjoining, the house (e.g. patio, decking, wall, fence,
steps or ramp)
• small penetrations of the external walls or roof (e.g. balanced flues, sanitary pipework,
mechanical extract ducts or vent pipes)
• small attachments to the external walls (e.g. canopies or micro-renewables)
• erection, demolition or alteration of non-loadbearing partitions
• electrical work
• an en-suite bathroom or shower room (including associated drainage)
• a central heating system.
The exceptions are intended to safeguard against changes that might have significant
effect, such as the removal of structural walls. The following list provides some examples
of the various exceptions:
• increasing the floor area of the house (e.g. creation of a mezzanine floor or the infill of
a stair well)
• demolition or alteration of the roof (e.g. forming a dormer window or construction of a
masonry chimney through the roof)
• demolition or alteration of the external walls (e.g. slapping a new window or door,
applying an external wall cladding system). The guidance in clause 2.7.1 to standard
2.7 explains the meaning of external wall cladding system including the various
component parts that could make up the system.
• demolition or alteration of an element of structure (e.g. removal of a loadbearing wall)
• work adversely affecting a separating wall (e.g. installing recessed electrical sockets)

• work involving a change to wastewater discharge (e.g. disconnection from the mains
system).
The exception about increasing the floor area applies because there will be significant
implications arising from such work. Other changes, such as the development of a roof
space or a garage as habitable space are conversions in terms of regulation 4, a warrant
is required and the standards also apply. Where a roof space has limited boarding inserted
to allow access to services or to allow attic storage, or where the removal of a non-
loadbearing wall creates a marginal increase in floor area these should not be considered
as increasing the floor area.
Building type 2 - buildings, other than domestic buildings or residential buildings, where
the public are not normally admitted are granted a similar concession in type 2, allowing
many offices and factories for example, to make the kind of small alterations necessary to
accommodate changes in production or process. Again, however, the building work done
should be to the standard of the building regulations. Exemptions under type 2 recognise
security concerns relating to a prison, a building where a person may be legally detained
or legally held in custody, the Scottish Parliament and property owned by Her Majesty in
right of Her private estates.
Thus, types 1 and 2 permit virtually any work to be carried out to 1 or 2 storey houses and
to non-domestic buildings not more than 7.5 m high, other than the exceptions listed.
Building types 3 - 23 - the broad types described above are followed by types 3 to 23
covering more specific work that can be carried out to a wider range of buildings without
restricting the work allowed by types 1 and 2. Types 3 to 23 begin with small buildings,
particularly those within the curtilage of dwellings (types 4 and 5). Note that some of these
may now be in the curtilage of flats or maisonettes provided they are a sufficient distance
from the dwellings. A sanitary facility should not be considered to be a wet-floor shower
room and such work is not intended to be covered by type 11.
Building Type 17 – the exception to type 17 is intended to apply to any thermal insulation
material associated with the application of an external wall cladding system. The guidance
in clause 2.7.1 explains the meaning of external wall cladding system including the various
component parts that could make up the system.
Building type 23A – a building, used for shelter or sleeping in connection with recreation.
This building type is different from other building types in schedule 3 in that they must
comply with the requirements of standards 1.1, 3.17 – 3.22 and 4.4. Exceptions are added
to recognise galleries, proximity to buildings and boundaries.
Building types 24 - 26 - are different in that they cover work that is closer to a repair than
new work. These replacements are therefore required to be to a standard no worse than
the existing, rather than to the standard for completely new work.
Doors, windows and rooflights which are a complete replacement are not considered to be
a repair and have to meet the full requirements of the standards (see type 20). For historic
buildings, where there is a specific need to match existing doors, windows or rooflights, the
principle of ‘like for like’ may still be permitted.
Type 25A limits the exemption for replacement external wall cladding systems to minor
repairs that can be carried out to a standard no worse than existing.
As a consequence of this new type, the reference to cladding in type 25 has been omitted.

In relation to work to external wall cladding systems, minor repair means isolated repair or
replacement of elements of cladding which are physically damaged or have degraded to
the point that the element is no longer fit for its intended purpose.
The changes to type 17 and 25 are intended to safeguard against rapid fire spread on or
within external wall cladding systems.
Refer also to requirements specific to work undertaken on cladding systems under
regulation 8.
0.5.2 Schedule 3
Table 0.3 Description of building and work, including the provision of services,
fitting and equipment, not requiring a warrant
Type Description Exception

A On condition that types 1 – 23 in all respects and/or in the manner of their
fitting meet any standards required by the regulations.
1. Any work to or in a house. • Any work which increases the floor area
of the house.
• Any demolition or alteration of the roof,
external walls or element of structure.
• Any work involving underpinning.
• Any work adversely affecting a
separating wall.
• Any work involving a change in the
method of wastewater discharge.
• Work, not being work of types 3 to 26
below, to a house having a storey, or
creating a storey, at a height of more
than 4.5 m.
2. Any work to or in a non-residential • A non-residential building within which
building to which the public does not there is a domestic or residential
have access. building.
• Any work which increases the floor area
of the building.
• Any demolition or alteration of the roof,
separating wall.
below, to a building having a storey, or
creating a storey, at a height of more
than 7.5 m.


2A. Any work to or in a building that is a • Any work which increases the floor area
prison or a building where a person of the building by more than 100 square
may be legally detained or otherwise metres.
legally held in custody. • Any demolition or alteration of the roof,
separating wall.
below, to a prison or a building where a
person may be legally detained or
otherwise legally held in custody having
a storey, or creating a storey, at a
height of more than 7.5 m.
2B. A building or any work to or in a
building or the conversion of a
building that is the Scottish
Parliament.
2C. A building or any work to or in a
building or the conversion of a
building belonging to Her Majesty in
right of Her private estates.
and, without prejudice to the generality of types 1 to 2C above,
3. A detached single-storey building, • A dwelling or residential building.
having an area exceeding 8 square • A building ancillary to, or within the
metres but not exceeding 30 square curtilage of, a dwelling.
metres. • A building within 1 m of a boundary.
• A building containing a fixed
combustion appliance installation or
sanitary facility.
• A swimming pool deeper than 1.2 m.
4. A detached single-storey building, • A building within 1 m of the house
having an area exceeding 8 square unless it is at least 1 m from any
metres but not exceeding 30 square boundary.
metres, ancillary to and within the • A building containing a fixed
curtilage of a house. combustion appliance installation or
sanitary facility.
5. A detached single-storey building, • A building within 1 m of the flat or
having an area exceeding 8 square maisonette or within 3 m of any other
metres but not exceeding 30 square part of the building containing the flat or
metres, ancillary to and within the maisonette.
curtilage of a flat or maisonette. • A building within 1 m of a boundary.
• A building containing a fixed
combustion appliance installation or
sanitary facility.


6. Any work associated with a • Any work associated with a solid fuel
combustion appliance installation or appliance having an output rating more
other part of a heating installation, not than 50 kW, an oil-firing appliance with
being work of types 7 or 8 below. an output rating more than 45 kW or a
gas-fired appliance having a net input
rating more than 70 kW.
• Any work associated with a chimney,
flue-pipe or constructional hearth.
• Any work associated with an oil storage
tank with a capacity of more than 90
litres, including any pipework
connecting the tank to a combustion
appliance providing space or water
heating or cooking facilities.
separating wall or separating floor.
7. Any work associated with a balanced
flue serving a room- sealed
appliance.
8. Any work associated with pipework,
radiators, convector heaters and
thermostatic controls for, or
associated with, type 6 above.
9. Any work associated with installing a

flue liner.
10. Any work associated with refillable
liquefied petroleum gas storage
cylinders supplying, via a fixed
pipework installation, combustion
appliances used principally for
providing space heating, water
heating, or cooking facilities.
11. Any work associated with the • Any work associated with a water
provision of a single sanitary facility, closet, waterless closet or urinal.
together with any relevant branch soil
or waste pipe.
12. Any work associated with the
relocation within the same room or
space of any sanitary facility, together
with any relevant branch soil or waste
pipe.
provision of an extractor fan.
14. Any work associated with a stairlift
within a dwelling.


provision of a notice or other fixture
for which there is no requirement
provided in these regulations.
15A. Any work associated with affixing of
an energy performance certificate to
a building.
15B. Any work associated with affixing a
statement to a building.
16. Any work associated with an outdoor
sign that is the subject to the Town
and Country Planning (Control of
advertisements) (Scotland)
Regulations 1984.
17. Any work associated with thermal • Any work associated with the
insulating material to or within a wall, application of an external wall cladding
ceiling, roof or floor. system that consists of thermal
insulating material.
18. A wall not exceeding 1.2 m in height,
or a fence not exceeding 2 m in
height.
19. Any work associated with open raised • Decking at a height of more than 1.2 m.
external decking. • Decking that forms part of any access
provided to comply with the
requirements in regulation 9 and
paragraph 4.1 of schedule 5.
• Decking that forms any escape route
other than from a flat or Maisonette,
provided to comply with the
requirements in regulation 9 and
paragraph 2.9 of schedule 5.
20. A door, window or rooflight when the
work includes replacing the frame.
21. A paved area or hardstanding

exceeding 50 square metres in area
but not exceeding 200 square metres
in area. A paved area forming part of
an access to meet a requirement of
these regulations.


22. An electrical installation, including a
circuit for telecommunication, alarm
purposes or for the transmission of
sound, vision or data, which operates
at extra-low voltage (not exceeding
50 volts alternating current or 120
volts direct current, measured
between conductors or to earth) and
which is not connected directly or
indirectly to an electricity supply
which operates at a voltage higher
than either of those specified above.
23. The construction of a ramp not
exceeding 5 m in length.
AA On condition that this type in all respects and/or in the manner of their fitting
meet the requirements of Standards 1.1, 3.17, 3.18, 3.19, 3.20, 3.21, 3.22 and
4.4 of schedule 5.
23A. A detached single-storey building • A dwelling.
used for shelter or sleeping in • A building having an area exceeding 30
connection with recreation. square metres.
Interpretation of this paragraph - in • A building ancillary to another building.
this paragraph, "gallery" means a • A building within 6 metres of a
raised floor or platform which is open boundary or of another building.
to the room or space into which it
projects and is not enclosed below. • Any wastewater disposal system
serving a building of this type.
• A building containing a gallery or
galleries unless the gallery, or where
there is more than one gallery, the
galleries together occupy an area not
more than -
- 8 square metres, or
- one-half of the area of the room or
space in which it is situated,
whichever is the lesser.
B On condition than this work, service, fitting or equipment is to a standard no
worse than at present.
24. Any work associated with the • Any door, window or rooflight.
replacement of a fitting or equipment, • Any oil firing or gas fired boiler.
in whole or in part, by another of the
same general type, including a
sanitary facility (together with any
relevant branch soil or waste pipe),
rainwater gutter or downpipe, solid
fuel combustion appliance, electrical
fixture, ventilation fan, chimney or
flue outlet fitting or terminal, fire
hydrant or main, lift or escalator, solid
waste chute or container, kitchen
fitments or other fitted furniture and
ironmongery.


replacement in whole or in part, by
material of the same general type, of
flooring, lining, covering or rendering
either internally or externally.
25A. Replacement of part of an external
wall cladding system when the
replacement is to make a minor repair.
26. Any work to a door, window or
rooflight, including glazing which is
not a complete replacement falling
within type 20 above.

0.6 Limited life buildings

Regulation 6
For the purposes of paragraph 3 of schedule 1 of the Act (which enables special
provision to be made for buildings intended to have a limited life) a period of five
years is hereby specified.
0.6.1 Explanation
Regulation 6 deals with constructions that are intended to have only a short life span on
site and in view of this the mandatory standards and associated guidance give some
concessions to such buildings. These concessions only apply to buildings which are not
dwellings.
Standard 3.1 in schedule 5 allows a lesser standard for the treatment of the site of a
limited life building, other than a dwelling.
Section 6 Energy, indicates that less demanding U-values can be adopted for the
insulation envelope of certain types of limited life buildings, other than dwellings and
residential buildings.
Section 7 Sustainability, does not apply to these limited life buildings.

0.7 Measurements
Regulation 7
For the purpose of these regulations, measurements shall be made or calculated
in accordance with schedule 4.
0.7.1 Explanation
Schedule 4 to regulation 7 specifies those methods of measurement that are necessary for
the regulations themselves. In the Technical Handbooks certain additional measurements
are also used, and references to additional methods of measurement specific to particular
sections are included in the introductions to those sections.
0.7.2 Schedule 4
Measurements
Area
1. Measurement of area shall be taken to the innermost surfaces of enclosing walls or, on
any side where there is no enclosing wall, to the outermost edge of the floor on that side.
2. A room excludes any built-in fixture extending from the floor to the ceiling.
3. In the case of a dwelling, a room excludes any part where the height is less than
1.5 m.
Height and depth
4. The height of:
a. a building shall be taken to be the height from the surface of the ground to the
underside of the ceiling of the topmost storey or, if the topmost storey has no
ceiling, one-half of the height of the roof above its lowest part, and
b. a storey above the ground or the depth of a storey below the ground shall be
taken to be the vertical height or depth as the case may be from the ground to the
upper surface of the floor of the storey, and the expressions “a storey at a height”
and “a storey at a depth” shall be construed accordingly.
5. In the measurement of height or depth from ground which is not level the height or
depth shall be taken to be the mean height or depth, except that:
a. for the purpose of types 1, 2, 3, 4, 5, 18 or 19 of schedule 3, and
b. for any other purpose where the difference in level is more than 2.5m the height
or depth shall be taken to be the greatest height or depth.
General
6. Except where the context otherwise requires, measurements shall be horizontal and
vertical.

0.8 Durability, workmanship and fitness of

materials
Regulation 8
1. Work to every building designed, constructed and provided with
services, fittings and equipment to meet a requirement of regulation 9
to 12 must be carried out in a technically proper and workmanlike
manner, and the materials used must be durable, and fit for their
intended purpose.
2. All materials, services, fittings and equipment used to comply with a
requirement of regulations 9 to 12 must, so far as reasonably
practicable, be sufficiently accessible to enable any necessary
maintenance or repair work to be carried out.
3. Subject to paragraph (4), work must be carried out so that materials
which form part of an external wall cladding system, or specified
attachment, of a relevant building are of European Classification A2-s1,
d0 or A1, classified in accordance with BS EN 13501-1:2018 entitled
“Fire classification of construction products and building elements.
Classification using testing data from reaction to fire tests” published
by the British Standards Institution.
4. Paragraph (3) does not apply to materials which form part of -
a) cavity trays,
b) cavity vents,
c) any part of a roof (other than a roof pitched at an angle 70 degrees or
more to the horizontal) if that part is connected to an external wall,
d) door frames and doors,
e) insulation and water proofing materials used below the ground and
up to 300 mm above the ground,
f) intumescent and fire stopping materials, fire barriers and cavity
barriers where the inclusion of the materials is necessary to meet the
requirements in section 2 (fire) of schedule 5,
g) membranes,
h) seals, gaskets, fixings, sealants and backer rods,
i) thermal break materials,
j) window frames and glass.
5. Work must be carried out so that an external wall cladding system or
internal lining does not comprise highly combustible metal composite
material.
6. In this regulation —
“highly combustible metal composite material” means any panel or sheet,
having a thickness of no more than 10 mm, which consists of a number of

layers, two or more of which are made of metal, alloy, or metal compound
and one or more substantial layer of which is made of material having a
gross calorific value of more than 35 MJ/kg when tested in accordance with
BS EN ISO 1716:2018 entitled “Reaction to fire tests for products –
Determination of the gross heat of combustion (calorific value)” published
by the British Standards Institution in 2018;
“relevant building” means a building having a storey, or creating a storey
(not including roof-top plant areas or any storey consisting exclusively of
plant rooms) at a height of 11 metres or more above the ground and which
contains-
• a dwelling,
• a building used as a place of assembly, or as a place of entertainment or
recreation,
• a hospital,
• a residential care building or sheltered housing complex,
• a shared multi-occupancy residential building.
“specified attachment” means-
• a balcony,
• solar shading,
• a solar panel, attached to an external wall.
“substantial layer” means a layer is one which is at least 1 mm thick or has a
mass per unit area of at least 1 kg per m².
0.8.1 Explanation
Regulation 8 applies to all building work, and requires that materials, fittings and
components used in the construction of buildings should be suitable for their purpose,
correctly used or applied, and sufficiently durable, taking account of normal maintenance
practices, to meet the requirements of these regulations. For example, external timber
cladding for low-rise buildings that is readily accessible and replaceable need not be as
durable as that which is to be used at a higher level on medium-rise buildings.
It also implements the European Regulation 305/2011/EU Construction Products
Regulation (CPR), in force on 1 July 2013 that replaces the current Construction Products
Directive (89/106/EEC). This Regulation requires that products covered by a harmonised
European product standard or conforming to a European Technical Assessment should
normally have CE marking.
The intention of the guidance below is to provide adequate flexibility to accommodate new
techniques as well as proven traditional practices. This guidance ensures acceptance of
products which satisfy the basic works requirements of the CPR to avoid barriers to trade.
For example, products bearing a CE mark (European Mark of Conformity) must be

accepted as meeting regulation requirements where the declaration of performance

satisfies the requirement and the product is being correctly used.
Sections 1 - 7 of the Technical Handbooks are arranged to equate with the 7 basic works
requirements of the CPR. This should aid assessment of products against the regulation
requirements. There may however be other Directives applicable to certain products or
constructions.
A verifier may only reject CE marked products if the declaration of performance does not
meet the regulation requirement or the products are being incorrectly used. If the verifier
rejects a product the relevant trading standards officer should be notified. This is a
requirement of the CPR, and will enable the UK government, where necessary, to notify
the European Commission.
It should be noted that CE marking alone does not show compliance with the building
regulations, as the CE mark may be showing compliance with other Directives or
Regulations applicable to certain products or constructions. For example, a self contained
smoke alarm, manufactured in accordance with the Electro Magnetic Compatibility
Directive should be accepted as satisfying requirements only insofar as they relate to
prevention of electromagnetic disturbances by, and prevention against disturbances to,
such smoke alarms.
External wall cladding systems and specified attachments – There may be a risk of
fire spread on the external wall of a building due to the presence of combustible external
wall cladding systems or specified attachments. Fire could break out through a window or
door opening and spread onto the external walls. External walls close to the boundary are
also at risk as they may be exposed to direct flame impingement or radiant heat flux from a
fire in an adjoining building or other external source e.g. bin fire.
Fire-fighters may not be able to apply a water jet from a fire-fighting hose directly onto a
fire that has spread onto an external wall cladding system or specified attachment high
above the ground. This is because the external wall is either inaccessible or is out with the
reach capability of fire-fighting equipment. Therefore, the construction and materials used
on facades of taller buildings should not contribute to the fire development. The 11m storey
height in Regulation 8 and in the guidance to standard 2.4 (cavities) and standard 2.7
(spread on external walls) is based on the reach capability of a fire and rescue service
ground mounted water jet where there is sufficient pressure and flow in the water main.
More detailed guidance on the meaning of external wall cladding system and specified
attachment is provided in the guidance to standard 2.7 in section 2: Fire of the Technical
Handbooks.
0.8.2 Explanation of terms

There are useful terms and acronyms used in this section included below.
BSI - The British Standards Institution is the UK national standards body. BSI publishes
European standards in the UK as BS EN. See http://www.bsi.org.uk .
CEN - Comité Européen de Normalisation is the European standards body that
prepares harmonised product standards. Declarations of Performance against such
standards are expected to provide sufficient information for any member state to allow the
product onto their market and for specifiers and users to be able to assess whether the
product is suitable for its intended use.

CEN also prepares non-harmonised European standards, such as test or calculation

standards and standards for products or services that have not been mandated under a
CE Marking Directive.
CEN does not issue standards directly, only through national standards bodies; BSI is the
designated standards body for the UK. Further information is available at
http://www.cen.eu/cen.
EA - The European co-operation on Accreditation is the umbrella organisation for all
National Accreditation Bodies in Europe. Product certification bodies, inspection bodies
and test laboratories approved by national accreditation bodies belonging to EA are
equivalent to those approved by UKAS. See http://www.european-accreditation.org/.
ETA - European Technical Assessments is a favourable technical assessment issued
under the European Construction Products Regulation 2011 that allows a manufacturer to
affix CE markings on their products. See http://www.eota.eu/.
ISO - International Organization for Standardization is the worldwide federation of
national standards institutions. Standards are identified by ‘ISO’ and a number. ISO
standards may be published separately or transposed into the UK as BS ISO or BS EN
ISO. See http://www.iso.org/.
Materials - include manufactured products such as components, fittings, items of
equipment and systems. Naturally occurring materials such as stone, timber and thatch,
and backfilling for excavations in connection with building work are also included.
NANDO - New Approach Notified and Designated Organisations is an information
system produced by the European Commission. It lists the harmonised European
standards and bodies notified by member states to carry out conformity assessment tasks
for CE marking. See http://ec.europa.eu/enterprise/newapproach/nando.
UKAS - United Kingdom Accreditation Service is the sole national accreditation body
recognised by the UK Government to assess against internationally agreed standards,
organisations that provide certification, testing, inspection and calibration services.
Accreditation by UKAS demonstrates the competence, impartiality and performance
capability of these organisations. See http://www.ukas.com/.
Verifier - the role of the verifier is to protect the public interest by providing an independent
check of applications for building warrant to construct or demolish buildings, to provide
services, fittings or equipment in buildings, or to convert buildings. Verifiers are appointed
by Scottish Ministers.
0.8.3 Performance
Regulation 8 will be met if the following are satisfied:
a. materials used in the construction of buildings are of a suitable nature, quality and in
relation to the purposes and conditions of their use, and
b. workmanship is such that, where relevant, materials are adequately mixed or prepared
and applied, used or fixed so as to perform suitably the functions for which they are
intended.
Materials include:
a. manufactured products such as components, fittings, items of equipment and systems

b. naturally occurring materials such as stone, timber and thatch, and

c. backfilling for excavations in connection with building work.
0.8.4 Materials
Building work must meet the functional requirements of Schedule 5 of the Building
(Scotland) Regulations 2004, as amended. The Technical Handbooks refer to materials
covered by European harmonised product standards, British Standards, and other
technical specifications. However, as there is no obligation to adopt any particular solution
contained in the Technical Handbooks in order to meet functional requirements, the
references are not exclusive and other materials may be suitable in the particular
circumstances.
0.8.5 Ways of establishing the fitness of materials

The fitness and suitability of a material for use for a specific purpose can be assessed in
the following number of ways.
• CE marking under the CPR
Many materials are construction products that have CE marking under the CPR
(305/2011/EU-CPR).
The CPR requires that construction products on the EU market covered by a
harmonised European product standard should normally have CE marking. In addition,
manufacturers of products not covered by a harmonised standard can choose to affix
CE marking to their products by obtaining a European Technical Assessment. You can
find a list of the harmonised product standards under the CPR on the NANDO
information system.
CE marking includes the reference of the product standard and levels or classes of
performance being declared against some or all of the characteristics covered by the
standard. The CE marking should be on the product, its label, the packaging or
accompanying documents. The CE symbol by itself does not necessarily indicate that
the material is suitable for building work.
In addition to CE marking, the product will have a declaration of performance
containing more detailed information on the product. This may be a paper or electronic
document, or it may be on a website. It is essential to check that the declared
performance is suitable for building work.
In the absence of indications to the contrary, the verifier should assume that the
information given in the CE marking and declaration of performance is accurate and
reliable, and that the product meets the declared performances.
If the declared performance of a product is suitable for its intended use, the verifier
should not prohibit or impede the use of the product.
• CE marking under other EU Directives and Regulations
Products may have CE marking under other European legislation, such as the Gas
Appliances Directive (2009/142/EC) or the Pressure Equipment Directive (97/23/EC).
Such CE marking shows that the product meets the essential requirements set out in

the legislation, for example, minimum safety requirements, and can be placed on the
EU market.
Some products will have CE marking in accordance with both the CPR and other
legislation. The CE marking shows that the product complies with the requirements in
all relevant EU legislation.
• British Standards
Nearly all British Standards for construction products are the British version of
harmonised European Standards used for CE marking. The British Standards
Institution (BSI) numbering policy is to adopt the European Committee for
Standardisation (CEN) numbering, prefaced with BS e.g. BS EN 197-1: 2000.
Some British Standards are the British version of non-harmonised European
standards; these also adopt the CEN numbering, prefaced with BS. These do not
contain an Annex ZA, so CE marking cannot be affixed to products made to these
standards.
Some British Standards for products not covered by a European standard will continue
to exist.
Where a construction product has been made and assessed in accordance with one or
more British Standards, this may show whether the product is suitable for its intended
use.
• Other national and international technical specifications
An international technical specification, including those prepared by the International
Organization for Standardization (ISO), or on a national technical specification of a
country other than the UK, may be used to demonstrate that a product not covered by
a harmonised European standard meets the performance requirements of the Building
Regulations.
Where necessary, the ‘relevant person’ who intends to carry out the work should
obtain translations of specifications to demonstrate how the material meets the
requirements of regulation 8.
It should be noted that the national technical specifications of other EU Member States
(and non-EU countries that are full members of CEN) are being progressively replaced
by harmonised European standards, as is the case with British Standards.
• Independent certification schemes
There are many independent product certification schemes in the UK and elsewhere
which may be a further source of information on product performance. Such schemes
certify that a material complies with the requirements of a recognised document and
indicates it is suitable for its intended use. These may be in addition to, but not conflict
with, CE marking. It should be noted that, materials which are not certified by an
independent scheme may still conform to a relevant standard.
Accreditation of a certification body by a national accreditation body belonging to the
European co-operation on Accreditation (EA) provides a means of demonstrating that
their certification scheme can be relied upon. In the UK, most independent certification
bodies are accredited by UK Accreditation Service (UKAS), which belongs to the EA.

It is important to check the scope of the accreditation of certification body, as

accreditation may cover only part of the certification body’s testing or certification
business.
• Tests and calculations
Where there is no relevant harmonised European standard, tests, calculation or other
means may be used to demonstrate that materials will be capable of performing the
function for which they are intended. UKAS or an equivalent national accreditation
body belonging to the EA may accredit the testing laboratories. This accreditation
provides a means of showing that such tests can be relied on.
• Past experience
Past experience, such as in buildings in use may show that materials can perform the
function for which they are intended.
0.8.6 Short lived materials

Some materials, in the absence of special care, may be considered unsuitable because of
their rapid deterioration in relation to the expected life of the building.
Short-lived materials that are readily accessible for inspection, maintenance and
replacement may meet the requirements of the regulations if the consequences of failure
are not likely to be serious to the health or safety of persons in and around buildings.
If short-lived materials are not readily accessible for inspection, maintenance and
replacement, and the consequences of failure are likely to be serious for health or safety, it
is unlikely that the material will meet the requirements of the regulations.
0.8.7 Materials susceptible to change in their properties

The properties of some materials can change in certain environmental conditions. These
changes can affect the performance of the materials over time.
Materials that are susceptible to changes in their properties may be used in building work
and will meet the requirements of the regulations if the residual properties, including the
structural properties:
• can be estimated at the time of their incorporation in the work, and
• are shown to be suitable for buildings to perform the function for which they are
intended, for the expected life of the building.
0.8.8 Ways of establishing the suitability of workmanship

The term workmanship has been included so that references to methods of establishing
workmanship can be included in the Technical Handbooks. For example, where
performance depends on the construction being carried out with a crucial standard of
workmanship, say in the construction of separating walls in a dwelling, it will prove useful
to consider the information provided in British Standard BS 8000.
It is not the intention that verifiers check workmanship generally, certainly not for purely
aesthetic matters.

It may be useful to consider the following as ways of establishing the suitability of

workmanship:
• CE marking
For materials having a CE marking, workmanship may be specified in the relevant
ETA or harmonised product standard.
• Standards
Methods of carrying out different types of work are also given in British Standards or
other appropriate technical specifications. It should be noted that the BS 8000 series
of standards on workmanship on building sites combines guidance from other BSI
codes and standards. These are:
• BS EN ISO 9000: 2005 – Quality management systems. Fundamentals and
vocabulary.
• BS EN ISO 9000: 2008 – Quality management systems. Requirements.
• BS 8000-1: 1989 - Workmanship on building sites. Code of practice for excavation
and filling.
• BS 8000-2-1: 1990 (AMD 9324 1997) - Workmanship on building sites. Code of
practice for concrete work. Mixing and transporting concrete.
• BS 8000-2-2: 1990 - Workmanship on building sites. Code of practice for concrete
work. Sitework with in situ and precast concrete.
• BS 8000-3: 2001 - Workmanship on building sites. Code of practice for masonry.
• BS 8000-4: 1989 - Workmanship on building sites. Code of practice for
waterproofing.
• BS 8000-5: 1990 - Workmanship on building sites. Code of practice for carpentry,
joinery and general fixings.
• BS 8000-6: 1990 - Workmanship on building sites. Code of practice for slating and
tiling of roofs and claddings.
• BS 8000-7: 1990 - Workmanship on building sites. Code of practice for glazing.
plasterboard partitions and dry linings.
• BS 8000-9: 2003 - Workmanship on building sites. Cementitious levelling screeds
and wearing screeds. Code of practice.
• BS 8000-11: 2011 - Workmanship on building sites – Internal and external wall
and floor tiling. Ceramic and agglomerated stone tiles, natural stone and terrazzo
tiles and slabs, and mosaics. Code of practice.
decorative wall coverings and painting.
• BS 8000-13: 1989 - Workmanship on building sites. Code of practice for above
ground drainage and sanitary appliances.
• BS 8000-14: 1989 - Workmanship on building sites. Code of practice for below
ground drainage.

• BS 8000-15: 1990 - Workmanship on building sites. Code of practice for hot and
cold water services (domestic scale).
• BS 8000-16: 1997 (A1: 2010) - Workmanship on building sites. Code of practice
for sealing joints in buildings using sealants.
• Independent certification schemes
Some independent certification schemes specify how workmanship will deliver a
declared level of performance. The relevant person carrying out the work should show
that the workmanship will provide the appropriate level of protection and performance.
Schemes, including “Certification of design” and “Certification of constructions” that
register installers of materials can provide a means of ensuring that work has been
carried out by knowledgeable contractors to appropriate standards. See 0.8.9
Certification.
• Management systems
The quality of workmanship is covered by a quality management scheme, such as one
that complies with the relevant recommendations of BS EN ISO 9000, and related
series of standards. There are a number of such UKAS accredited schemes.
• Past experience
Past experience, such as in a building in use, may show that the method of
workmanship is capable of performing the function for which it is intended.
• Tests
Tests can be used to show that workmanship is appropriate for compliance with
building regulations.
Those carrying out building work may voluntarily include testing to demonstrate that
the work complies with the requirements of the building regulations.
Verifiers may request a ‘materials test’ under Section 41 (2) of the Building (Scotland)
Act 2003 if they consider it necessary, to establish whether building work and
materials comply with the requirements of regulations 8 and 9 of the Building
(Scotland) Regulations 2004, as amended.
0.8.9 Certification
functional standards. See 0.1.10 for works that can be Certified.

0.9 Building standards applicable to

construction
Regulation 9
1. Subject to paragraph (2), construction shall be carried out so that the
work complies with the applicable requirements of schedule 5.
2. Only the requirements of the standards set out in paragraphs 1.1, 3.17,
3.18, 3.19, 3.20, 3.21, 3.22 and 4.4 of schedule 5 apply in the case of the
construction of a building of a type described in paragraph 23A of
schedule 3.
0.9.1 Explanation
Regulation 9 and schedule 5 are the heart of the building standards system as they set out
what must be achieved in building work. The standards are given in full along with the
associated guidance on compliance in sections 1 – 7 of the Technical Handbooks.
Sections 1 - 7 relate directly to the basic works requirements, as published by the EC,
which buildings and works are expected to satisfy when they have been properly designed
and built.
The seven sections are:
• Section 1 Structure (EC - Mechanical resistance and stability)
• Section 2 Fire (EC - Safety in case of fire)
• Section 3 Environment (EC - Hygiene, health and the environment)
• Section 4 Safety (EC - Safety and accessibility in use)
• Section 5 Noise (EC - Protection against noise)
• Section 6 Energy (EC - Energy, economy and heat retention)
• Section 7 Sustainability (EC - Sustainable use of natural resources)
The basic work requirements are also subject to overall requirements related to durability,
which are covered in regulation 8.
The guidance on suitable provision to meet the building regulation standards is given
without assurance that any other legislative or administrative requirement might apply
more onerous standards.
In considering which standards apply, where more than one is relevant to any building
work all the standards should be met.
0.9.2 Schedule 5
The mandatory standards in schedule 5 are given in the seven sections of this Handbook
(Structure, Fire safety, Environment, Safety, Noise, Energy and Sustainability) and are
therefore not repeated here.
0.10 Building standards applicable to demolition

Regulation 10
1. Every building to be demolished must be demolished in such a way
that all service connections to the building are properly closed off
and any neighbouring building is left stable and watertight.
2. When demolition work has been completed, and where no further
work is to commence immediately, the person who carried out that
work shall ensure that the site is:
a) immediately graded and cleared, or
b) provided with such fences, protective barriers or hoardings as
will prevent access thereto.
0.10.1 Explanation
Regulation 10 sets out the mandatory requirements when undertaking demolition work.
The building regulations do not control the method or process of demolition. This is the
responsibility of the Health and Safety Executive and is covered under other legislation.
What the building regulations do seek to control is the area which is left after demolition
has been completed, and the state of any surrounding buildings affected by the demolition.
Any adjacent buildings must be left safe and watertight and all service connections must
be properly sealed. Unless it is intended to build on the cleared site without delay, it must
be left in a safe condition. This might be achieved by site clearance and grading, or by
ensuring adequate perimeter enclosures.

0.11 Building standards applicable to the

provision of services, fittings and equipment
Regulation 11
Every service, fitting or piece of equipment provided so as to serve a purpose of
these regulations shall be so provided in such a way as to further those
purposes.
0.11.1 Explanation
Regulation 11 requires that every service, fitting or piece of equipment provided so as to
serve a purpose of the regulations should be designed, installed, and commissioned in
such a way as to fulfil those purposes.

0.12 Building standards applicable to conversions

Regulation 12
Conversions shall be carried out so that the building as converted complies with
the applicable requirements of schedule 6.
0.12.1 Explanation
Certain changes of use or occupation were defined as conversions in schedule 2 and are
therefore subject to the building regulations. Regulation 12 requires that in these cases the
building shall meet the requirements of schedule 6. However it is recognised that this is
not reasonably practicable in many existing buildings. Therefore the schedule also lists
those standards where a lower level of provision may well be sufficient. It is essential to
establish with the verifier where meeting the standards in full is not reasonably practicable,
and early discussion will be necessary. The individual sections of the Handbooks give
further details.
For historic buildings, the classification of the building should influence the extent to which
improvement is required, depending on whether the classification is for the outside, the
inside, all parts, etc.
Note: Standards 6.1 (Energy demand) and 7.1 (Sustainability) do not apply to conversions.
0.12.2 Schedule 6
Every conversion, to which these regulations apply, shall meet the requirements of the
following standards in schedule 5:
a. Standards 2.1, 2.3, 2.5, 2.9, 2.10, 2.11, 2.13, 2.14, 2.15 in Section 2, Fire
b. Standards 3.5, 3.6, 3.7, 3.8, 3.9, 3.11, 3.12, 3.13, 3.14, 3.17, 3.18, 3.20, 3.21, 3.22,
3.23, 3.24, 3.25, 3.26, 3.27 in Section 3, Environment
c. Standards 4.5, 4.6, 4.7, 4.9, 4.11, 4.12, 4.13 in Section 4, Safety
d. Standards 5.1 and 5.2 in Section 5, Noise, and
e. Standards 6.7, 6.8, 6.10 in Section 6, Energy.
Every conversion, to which these regulations apply, shall meet the requirements of the
following standards in schedule 5 in so far as is reasonably practicable, and in no case be
worse than before the conversion:
a. the standards in Section 1, Structure
b. Standards 2.2, 2.4, 2.6, 2.7, 2.8, 2.12 in Section 2, Fire
c. Standards 3.1, 3.2, 3.3, 3.4, 3.10, 3.15, 3.16, 3.19, 3.28 in Section 3, Environment
d. Standards 4.1, 4.2, 4.3, 4.4, 4.8, 4.10 in Section 4, Safety, and
e. Standards 6.2, 6.3, 6.4, 6.5, 6.6 in Section 6, Energy.

Every conversion, to which these regulations apply, which—

a. alters the number dwellings, or the number of building units, in the building,
b. changes the occupation or use of—
i. a residential building to any other type of building, or
ii. a building so that it becomes a residential building,
must meet the requirements of standard 7.2.
In this respect, “building unit” means a part of a building which is designed or altered to be
used separately.
Every conversion, to which these regulations apply, must meet the requirements of
standard 6.11 but conversion of a pre-2024 building must meet those requirements only—
a. if the conversion involves a change in occupation or use of the part of the building in
which an existing direct emission heating system is located, and
b. in so far as it is reasonably practicable to do so.

0.13 Provision of protective works

Regulation 13
1. No person shall carry out work unless the following provisions of this
regulation are complied with.
2. Subject to paragraph (3), where work is to be carried out on any
building site or building which is within 3.6 m of any part of a road or
other place to which members of the public have access (whether or
not on payment of a fee or charge) there shall, prior to commencement
of the work, be erected protective works so as to separate the building
site or building or that part of the building site or building on which
work is to be carried out from that road or other place.
3. Nothing in paragraph (2) shall require the provision of protective works
in any case where the local authority is satisfied that no danger to the
public is caused, or is likely to be caused, by the work.
4. The protective works referred to in the preceding paragraphs are all or
any of:
a) providing hoardings, barriers or fences
b) subject to paragraph (5), where necessary to prevent danger,
providing footpaths outside such hoardings, barriers or fences with
safe and convenient platforms, handrails, steps or ramps, and
substantial overhead coverings
c) any other protective works which in the opinion of the local
authority are necessary to ensure the safety of the public, all of
such description, material and dimensions and in such position as
the local authority may direct.
5. Nothing in paragraph (4)(b) shall require the provision of a platform,
handrail, step or ramp:
a) where no part of the existing footpath is occupied by the protective
works or in connection with the work, or
b) where that part of an existing footpath remaining unoccupied
affords a safe means of passage for people, and is of a width of not
less than 1.2 m or such greater width as the local authority may
direct.
6. Any protective works shall be so erected as to cause no danger to the
public and shall be maintained to the satisfaction of the local authority.
7. Subject to paragraph (8), any protective works shall be removed:
a) in the case of a building which has been constructed by virtue of a
warrant, not more than 14 days or such longer period as the local
authority may direct from the date of acceptance of the certificate of
completion, and
b) in any other case, on completion of the work.

8. Nothing in paragraphs (1) to (7) of this regulation shall prohibit the

removal of the protective works or any part thereof prior to the
completion of the work where the local authority is satisfied that no
danger to the public is caused or is likely to be caused as a result of
their removal.
9. Any protective works shall be illuminated, and any such works which
project on to or over that part of a road which is not a pavement or
footpath shall be provided with such markings, as in the opinion of the
local authority are necessary to secure the safety of the public.
10. Where work has been carried out without the provision of protective
works, or where work on a building site has stopped or a building site
has been abandoned, a local authority may require the site owner to
carry out protective works.
0.13.1 Explanation
Regulation 13 requires that building sites are fenced off in such a way as to protect the
public. It also provides powers to deal with building sites where work has for any reason
ceased and the Health and Safety at Work etc. Act provisions are no longer applicable.

0.14 Clearing of footpaths

Regulation 14
Where any work is being carried out on a building site or building, any
neighbouring footpath (including any footpath provided so as to form part of the
protective works) shall be regularly cleaned and kept free of building debris and
related materials by the person carrying out the work, to the satisfaction of the
local authority.
0.14.1 Explanation
Regulation 14 requires the keeping free from mud or dust footpaths adjacent to building
sites.

0.15 Securing of unoccupied and partially

completed buildings
Regulation 15
1. Subject to paragraph (2) a person carrying on work shall ensure that
any building which is partly constructed or partly demolished or which
has been completed but not yet occupied is, so far as reasonably
practicable, properly secured or closed against unauthorised entry at
all times when work thereon is not in progress.
2. Nothing in paragraph (1) shall apply to any work where the local
authority is satisfied that adequate supervision of the building is being
or will be maintained for the purpose of securing the building.
0.15.1 Explanation
Regulation 15 requires that all building sites where there are unfinished or partially
complete works are kept safe and secure.

0.16 Relaxations
Regulation 16
No direction may be given under section 3(2) of the Act in relation to
regulations 1 to 3, 5 and 7.
0.16.1 Explanation
Regulation 16 sets out the regulations that cannot be relaxed.

0.17 Continuing Requirements

Regulation 17
1. Subject to paragraph (2), the owners of buildings shall ensure that:
a) every air-conditioning system within a building is inspected at
regular intervals, and
b) following each inspection of that system the owner of the
building or, where the owner is not the occupier, the occupier is
given a report containing the result of the inspection and
including recommendations for the cost-effective improvement of
the energy performance of that system.
2. This regulation shall not apply to:
a) air-conditioning systems with a total effective output rating of
less than 12kW, or
b) air-conditioning systems solely for processes within a building.
3. In terms of section 2 of the Building (Scotland) Act 2003 the
provisions of paragraph (1) are a designated provision in respect of
which there is a continuing requirement imposed on the owners of
buildings.
0.17.1 Explanation
Regulation 17 requires the owners of an air-conditioned building to have such plant
regularly inspected and to provide advice to the users of the building on related energy
efficiency improvement work and how to operate the system efficiently. This regulation
implements the terms of Articles 15 & 16 of Directive 2010/31/EU on the Energy
Performance of Buildings (EPBD).
Scope - the regulation relates only to larger, fixed air-conditioning systems and does not
cover portable systems. It also relates to comfort cooling of people in a building but does
not cover any other system, such as cooling solely used in a manufacturing, trade or
mechanical process. For example, a system only cooling computer equipment would be
exempt.
The efficiency of the system should be assessed and the sizing compared to the cooling
requirements of the building and appropriate advice given to the users of the building on
possible improvement or replacement of the system and on alternative solutions.
0.17.2 Implementation
Continuing requirement - the regulation imposes a continuing requirement that means
inspections are required not only throughout the life of a new building, but also for the life
of an existing building, for as long as it has an air-conditioning system. The requirement to
inspect systems in existing buildings was introduced in stages, starting with first inspection

of larger systems over 250 kW by 4 January 2011, followed by first inspection of all
remaining systems over 12 kW by 4 January 2013.
0.17.3 Procedures to be followed

CIBSE Technical Memorandum 44 (TM44) 'Inspection of air conditioning systems'
provides guidance on the regular inspection and assessment of air-conditioning systems
and on the provision of advice and alternative solutions.
Inspection frequency - for completely new air-conditioning systems, one way of meeting
paragraph 1(a) of this regulation would be to make arrangements at completion for the first
inspection. This should be carried out by an accredited expert no later than 5 years after
the acceptance of the completion of commissioning of the system to Standard 6.7.
For existing systems over 12kW, one way of meeting paragraph 1(a) of this regulation
would be to make arrangements for an inspection to be carried out by an accredited
expert.
In all cases, the accredited expert doing the inspection has the discretion to set the
frequency of inspections ranging from three years for poorly maintained and inefficient
systems up to five years for those systems that are well maintained and demonstrate
excellent levels of efficiency. In order to ensure compliance with the continuing
requirement, the subsequent inspection should be carried out within the intervening time
period.
The following issues should be considered in setting an inspection of systems more
frequently than five years:
a. inefficiency of system
b. significantly oversized in relation to the cooling requirements
c. evidence that the design is not fit for purpose
d. evidence of poor installation
e. evidence of lack of maintenance
f. control system out of adjustment
g. age of system.
Size of systems - a number of individual systems each 12kW or less, but taken together
totalling more than 12 kW, within one building or fire-separated part of a building, would
only qualify for inspection if they are linked by way of a central control.
New buildings - for new buildings, commissioning of building services including air-
conditioning systems and the provision of written information shall be in accordance with
Standards 6.7 and 6.8 respectively and guidance to these standards is provided in the
Domestic and Non-domestic Technical Handbooks.
Accredited experts - inspections of existing air-conditioning systems should be carried
out by accredited experts who are members of protocol organisations who are approved by
Scottish Government to carry out such inspections.
Information on current protocol organisations can be found on the Building Standards
Division web pages at www.scotland.gov.uk/epc

0.17.4 Provision of information to owners and occupiers

Following inspection of a system, the inspection report shall be issued by the member of
the protocol organisation to the owner of the building. The inspection report shall contain
the result of the inspection and include recommendations for the cost-effective
improvement of the energy performance of the inspected system.
Where the owner of the building is not also the occupier, the owner should provide a copy
of the report to the occupier.
0.17.5 Other legislative requirements

This guidance relates solely to duties imposed under Articles 15 & 16 of the Directive
2010/31/EU on the Energy Performance of buildings. There are other separate legislative
requirements for the inspection of air conditioning systems such as the F-Gas Regulations
which are not dealt with in building regulations. However from an operational point of view,
building owners should give consideration to the economic benefits of combining such
inspections where appropriate.

Section 1 (Structure)
1.0 Introduction
1.1 Structure
1.2 Disproportionate Collapse
Annex 1.A Structural Design Standards

Section 1 - Structure
1.0 Introduction
1.0.1 Background
The structure of a building is fundamental to ensuring the safety of people in or around
new and existing buildings and can be affected by a number of factors inside and outside
the building including environmental factors. These factors should be considered to
prevent the collapse, excessive deformation or the disproportionate collapse of buildings.
The climatic conditions in Scotland including temperature, snow, wind, driving rain and
flooding and the impact of climate change should be carefully considered in the
assessment of loadings (actions) and in the structural design of buildings.
The Standing Committee on Structural Safety (SCOSS) is an independent body
supported by the Institution of Civil Engineers, the Institution of Structural Engineers and
the Health and Safety Executive to maintain a continuing review of building and civil
engineering matters affecting the safety of structures. The prime function of SCOSS is to
identify in advance those trends and developments that might contribute to an increasing
risk to structural safety. The collation and dissemination of information relating to matters
of structural concern is a vital element of achieving safe structures. SCOSS has
established a UK wide confidential reporting system (CROSS) to gather data on structural
problems.
Appraisal of existing buildings - conversions to existing buildings present particular
problems and an appraisal of the existing structure for its new occupation or use should be
undertaken to ensure that appropriate measures are taken to meet the requirements of
regulation 12. Guidance on how a structural appraisal may be undertaken is given in
'Appraisal of Existing Structures', 1996 published by the Institution of Structural Engineers.
Procurement - the contractual arrangements used by clients to procure a building can
have important consequences for the reliability of the design and the adequacy of the
construction. Frequently, building design procurement will involve the appointment of a
number of designers who may be employed by more than one organisation. Detailed
design of individual structural details and components can be passed to specialist
contractors. In these circumstances the client should appoint a lead designer or other
appropriately experienced and qualified person to oversee the design process.
1.0.2 Aims
The intention of this section is to ensure that the structure of a building shall be designed
and executed in such a way that, during its intended life, it will not pose a threat to the
safety of people in and around the building with an appropriate degree of reliability. To
achieve a structure with adequate structural resistance, serviceability and durability the
following should be taken into account:
a. the loadings (actions) on the building
b. nature of the ground
c. collapse or deformations

d. stability of the building and other buildings

e. climatic conditions
f. materials
g. structural analysis, and
h. details of construction.
The actions on the building will comprise a set of loads applied directly to the structure that
will include dynamic, concentrated and peak load effects, together with a set of imposed
deformations caused for example by temperature changes or uneven settlement.

The following is a summary of the changes made to this section since 1 May 2009.
• 1.0.1 reference to SCOSS updated
• guidance for clients on procurement added
• aims re-written to reflect Structural Eurocodes
• guidance on relevant legislation added for CDM regulations
• guidance on alternative approaches added including the use of withdrawn British
Standards
• 1.0.7 clause on certification introduced
• reference to guidance on fixings and stone masonry added
• reference to Structural Eurocodes added for loadings
• reference to Structural Eurocodes added for design and construction
• reference to BS EN 1997-2:2007 added for geotechnical investigation of the site
• reference to BS EN 1997-1:2004 added for design of foundations adjacent to existing
buildings
• 1.2.1 guidance in relation to disproportionate collapse updated to align with Structural
Eurocodes, and
• 1.A. Annex A - list of structural Eurocodes and corresponding British Standards to be
withdrawn added.
The previous annexes forming the Small Buildings Structural Guidance (SBSG) have been
removed from the Technical Handbook and are now referenced in clause 1.0.5.
Minor alterations and corrections have also been made. A full list of changes to this edition
of the Technical Handbooks is available on the Building Standards website.
1.0.4 Relevant legislation

The Construction (Design and Management) Regulations 2007 are intended to protect
people working in construction and others who may be affected by their activities. The
regulations require the systematic management of projects from concept to completion
and throughout the life cycle of the structure, including eventual demolition. Clients have a
duty to ensure that competent people are employed to do the work, that sufficient time is
allocated for the work to be undertaken and that the various members of the design and
construction teams co-operate and exchange information.
1.0.5 Alternative approaches

Where alternative approaches to the structural design are proposed other than using the
guidance contained in this section, the structural design should take account of all of the
factors identified in clause 1.0.2 above. For example, care should be taken where
alternative numerical values are placed on factors of safety as this may have a detrimental
effect on the overall stability of the structure.
The British Standards Institution (BSI) agreement with the European Committee for
Standardisation (CEN) obliges it to withdraw UK national standards after a harmonised
European Standard with the same scope and field of application has been produced.
Withdrawal of a standard implies that while documents will still be available there will be no
support or five-year review by a BSI committee to consider the currency of the standard
and to decide whether it should be confirmed, revised or withdrawn. BSI, in line with this
commitment, will be 31 March 2010 replace the British Standards relating to loading and
structural design with the European Standards and associated National Annexes listed in
Sections 1.1.2 and 1.1.3 of this guidance.
Whilst other guidance documents or international standards, including withdrawn national
standards might be used in alternative approaches to satisfy building regulations,
designers, verifiers, or in the case of certified projects, the approved certifiers of design
(building structures) will need to satisfy themselves that the use of such guidance is
appropriate for a specific project. Care should be exercised, particularly with withdrawn
standards, in relation to wind and snow loadings (actions) where the effects of climate
change may render these unsafe.
Where alternative approaches use design methods or codes other than those listed in this
guidance then these must be used within the context of the assumptions set out in Section
1.1.3. Designs must be checked in order to deliver similar levels of design reliability.
The Small Buildings Structural Guidance (SBSG) provides structural guidance to
designers of small domestic buildings on how to comply with Standard 1.1. The guidance
was published in Section 1 (Annexes 1.A to 1.F) of the Technical Handbooks in May 2005
(updated in 2007) and based on British Standards which have now been withdrawn.
The SBSG, together with research on the impact of the Structural Eurocodes on masonry
construction, is available on the Building Standards Division website. The SBSG has been
written for those with expertise in building design and construction but not necessarily in
structural engineering design. Where the conditions or parameters fall outside the scope of
the guidance, then specialist advice should be sought from approved certifiers of design,
chartered engineers or other appropriately qualified persons.
1.0.6 Annex
A list of structural Eurocodes and corresponding British Standards to be withdrawn is
contained in Annex 1A.

1.0.7 Certification
The Certification of Design (Building Structures) scheme has been approved by Scottish
Ministers to confirm compliance with Standards 1.1 and 1.2. Details are available on the
Building Standards Division website.

1.1 Structure
Mandatory Standard
Standard 1.1
Every building must be designed and constructed in such a way that the
loadings that are liable to act on it, taking into account the nature of the ground,
will not lead to:
a) the collapse of the whole or part of the building
b) deformations which would make the building unfit for its intended use,
unsafe, or cause damage to other parts of the building or to fittings or
to installed equipment, or
c) impairment of the stability of any part of another building.
1.1.0 Introduction
The loadings on the building will comprise actions that may be applied both separately and
in various combinations.
The stability of a building and other existing buildings in the vicinity can be affected by
ground conditions which should be investigated and assessed to ensure that the ground
can safely support the building.
The collapse of the whole or part of a building is clearly a matter of the highest importance
with respect to public safety. The design and construction of buildings should take into
account all contributing factors such as loadings, climatic conditions, partial safety factors
for materials and loadings, and design methodology to ensure that there is an acceptable
probability that the building will not collapse (ultimate limit state) during its design lifetime.
Similarly deformations of buildings while not leading to an ultimate collapse can lead to
public safety concerns particularly where they become unfit or unsafe for use. This can
become apparent in several ways ranging from cracking, movement or springiness of
floors, doors or windows not opening or closing, damage to pipes and other services within
the building. The design and construction of a building should ensure that, by taking into
account the factors set out above, the building does not fail in normal use (serviceability
limit state).
The stability of existing buildings can be affected if the design and construction of a new
building does not take into account any potential impacts on existing buildings. This could
lead to a risk of collapse or damage to existing buildings with a consequent risk to public
safety.
Conversions - in the case of conversions, as specified in regulation 4, the building as
converted shall meet the requirements of this standard in so far as is reasonably
practicable, and in no case be worse than before the conversion (regulation 12, schedule
6).

1.1.1 General
In order to be safe, a building should be capable of resisting all loads acting on it as a
result of its intended use and geographical location. To achieve this, the structure of a
building should be designed with margins of safety to ensure that the mandatory functional
standard has been met.
In clause (b) of Standard 1.1 deformations are not intended to cover aesthetic damage
such as shrinkage and other minor cracking.
Specialist advice from approved certifiers of design, chartered engineers or other
appropriately qualified persons should be sought if the designer is in any doubt about the
loads acting on a building or how these loads can be accommodated by the structure and
safely transmitted to the ground.
Fixings - the SCOSS committee has expressed concern that safety critical fixings do not
always receive the attention that they deserve. Fixings are important structural
components. Designers must be satisfied that fixings receive the same consideration as
other aspects of the design in terms of their selection, design, installation, inspection and
testing. A SCOSS ALERT “The Selection and Installation of Construction Fixings” has
been issued and can be found on the new CROSS website.
Stone Masonry - the Scottish Stone Liaison Group publication ‘Natural stone masonry in
modern Scottish construction: guidance’ provides guidance in the use of natural stone in
new construction. Guidance includes information on stone and mortar selection, soiling of
facades and design details for structures and moisture control.
1.1.2 Loading
Any reference to European Standards for Structure (Structural Eurocodes) in this section
must be taken to include reference to the relevant UK National Annex.
The loadings to which a building will be subjected should be calculated in accordance with
the appropriate Structural Eurocodes:
a. for densities, self-weight and imposed loadings, BS EN 1991-1-1: 2002 (Eurocode 1)
b. for snow loadings, BS EN 1991-1-3:2003 (Eurocode 1)
c. for wind loadings, BS EN 1991-1-4:2005 (Eurocode 1)
d. for earth retaining structures, BS EN 1997-1:2004 (Eurocode 7)
e. any greater loadings to which the building is likely to be subjected.
1.1.3 Design and construction

must be taken to include reference to the relevant UK National Annex.
The structural design and construction of a building should be carried out in accordance
with the following Structural Eurocodes:
a. for foundations, BS EN 1997-1:2004 (Eurocode 7)
b. for structural work of reinforced, pre-stressed or plain concrete, BS EN 1992-1-1:2004
(Eurocode 2)

c. for structural work of steel, BS EN 1993-1-1:2005 (Eurocode 3)

d. for structural work of cold form, thin gauge steel members and sheeting BS EN 1993-
1-3:2006 (Eurocode 3)
e. for structural work of composite steel and concrete construction, BS EN 1994-1-1:2004
(Eurocode 4)
f. for structural work of aluminium, BS EN 1999-1-1:2007 (Eurocode 9)
g. for structural work of masonry, BS EN 1996-1-1:2005 or BS EN 1996-3:2006
Simplified calculation rules for masonry structures (Eurocode 6)
h. for structural work of timber, BS EN 1995-1-1:2004 (Eurocode 5) or in the case of
floors and roofs to domestic buildings of not more than three storeys BS 8103 Part 3 -
2009
i. for earth retaining structures BS EN 1997-1:2004 (Eurocode 7).
The reliability of designs carried out in accordance with these codes is based on a number
of assumptions set out in BS EN 1990:2002 that include:
• the choice of the structural system and the design of the structure is made by
appropriately qualified and experienced personnel
• the design and construction is carried out by personnel having the appropriate skill and
experience
• adequate supervision and quality control is provided during execution of the work
• the construction materials and products are used as specified in BS EN 1990 or in BS
EN 1991 to BS EN 1999 or in the relevant execution standards, or reference material
or product specifications
• the structure will be adequately maintained, and
• the structure will be used in accordance with the design assumptions.
Those responsible for procuring the design and construction of buildings based on
Structural Eurocodes should be aware of these assumptions and should ensure that they
have employed individuals with the necessary qualifications, skills and experience and that
appropriate procedures for checking designs have been adopted.
1.1.4 Nature of the ground

The foundations of buildings should be designed to sustain and transmit the loadings to
the ground in such a manner that there will be no ground movement which will impair the
stability of the building. All aspects of the nature of the ground should be taken into
consideration including ground movement caused by:
• swelling, shrinkage or freezing of the subsoil, or
• landslip, or
• subsidence such as that arising from the collapse of abandoned mineral workings or
quarrying operations.
There may be known or recorded conditions of ground instability, such as that arising from
landslides, disused mines or unstable strata which, if ignored, could have an adverse

effect on a building. Such conditions should be taken into account in the design and
construction of the building and its foundations.
Attention is drawn to Planning Policy Guidance Note 14 (PPG 14) Development on
unstable land. Although PPG 14 contains specific reference to England & Wales, it does
set out the broad planning and technical issues relating to development on unstable land.
Information on the scale and nature of problems arising from mining instability, natural
underground cavities and adverse foundation conditions is available from the following:
• British Geological Survey, Murchison House, West Mains Road, Edinburgh, EH9 3LA
http://www.bgs.ac.uk.
• The Coal Authority, 200 Lichfield Lane, Mansfield, Nottinghamshire, NG18 4RG Coal
Authority - GOV.UK (www.gov.uk)
Information can also be obtained from local authorities that hold Building Standards
Registers and other relevant records.
Where new foundations are to be constructed or existing foundations altered it will
generally be necessary to undertake a geotechnical investigation of the site. This should
be carried out using the methods described in BS EN 1997-2: 2007.
1.1.5 Stability of existing buildings

The stability of existing buildings may be affected by a new building located in their vicinity.
Care must be taken to avoid undermining the foundations or otherwise affect the stability
of existing buildings. The design of foundations adjacent to existing buildings should be
carried out in accordance with the recommendations of BS EN 1997-1:2004.
Factors that can also affect the stability of an existing building and should be taken into
account include:
• additional or new loads arising from the construction of the new building
• increased or new wind loads arising from the construction of the new building
• pressure bulb extending below existing building
• changes in groundwater level
• loss of fines during pumping operations or climatic conditions.

1.2 Disproportionate Collapse

Mandatory Standard
Standard 1.2
Every building must be designed and constructed in such a way that in the
event of damage occurring to any part of the structure of the building the extent
of any resultant collapse will not be disproportionate to the original cause.
1.2.0 Introduction
All buildings must be designed to accommodate unforeseen or accidental actions in such a
way as to prevent the extent of any resulting collapse being disproportionate to the cause
of the collapse. Buildings should be designed so that they are robust which is defined in
BS EN-1991-1-7:2006 as the ability of a structure to withstand events like fire, explosions,
impact or the consequences of human error without being damaged to an extent
disproportionate to the original cause.
Explanation of terms
Nominal length of load-bearing wall construction should be taken as:
• in the case of a reinforced concrete wall, the distance between lateral supports subject
to a length not more than 2.25 x storey height
• in the case of an external masonry wall, or timber or steel stud wall, the length
measured between vertical lateral supports
• in the case of an internal masonry wall, or timber or steel stud wall, a length not more
than 2.25 x storey height.
Storey height is the distance from the underside of one floor to the underside of the floor
immediately above.
Key element is a structural member upon which the stability of the remainder of the
structure depends and should be capable of sustaining an accidental design loading of
34 kN/m2 applied in the horizontal and vertical directions (in one direction at a time) to the
member and any attached components such as cladding, having regard to the ultimate
strength of such components and their connections. Such accidental design loading
should be assumed to act simultaneously with 1/3rd of all normal characteristic loading.
Load bearing wall construction includes masonry cross-wall construction and walls
comprising close centred timber or lightweight steel section studs.
Fire - the protection to be afforded to the structure of a building when it is exposed to the
action of fire is dealt with by mandatory Standard 2.3. The guidance within Section 2 refers
to relevant codes that should be used for the design of the structure in a fire.

6).
1.2.1 Disproportionate collapse

A building which is susceptible to disproportionate collapse is one where the effects of
accidents and, in particular, situations where damage to small areas of a structure or
failure of single elements could lead to collapse of major parts of the structure.
Buildings should be provided with a level of robustness by adopting the principles of risk
analysis, categorising buildings, taking into account both the risk of the hazard and its
consequences and providing additional measures commensurate to the level of risk and
consequences of such collapse of the building. The risk level and accidental actions that
should be considered when undertaking the structural design of a building for
disproportionate collapse should be in accordance with the recommendations of BS EN
1991-1-7:2006 or the method set out below.
must be taken to include the relevant UK National Annex.
To ensure that buildings are designed and constructed to sustain a limited extent of
damage or failure without a disproportionate level of collapse from an unspecified cause,
the following procedure should be followed:
• determine building risk group
• assess additional measures
• design and construct additional measures.
1.2.2 Determine building risk group

The issues to be considered with respect to assessing the risk group of a building are its
occupancy level, use, the number of storeys and floor areas.
The risk of an extreme event such as an explosion or other incident occurring would not be
decreased simply by providing these measures and there is no certainty that
demolition or building alteration would be carried out in accordance with good practice but
the consequences of such an incident occurring would be considerably reduced.
Table 1.1 Determine building risk group
Risk Group Building Type

1 Houses not more than 4 storeys
Carports, Conservatories and Greenhouses
Domestic garages and other small single leaf buildings not more than 1 storey
2A 5 storey houses
Flats and maisonettes not more than 4 storeys
2B Flats and maisonettes more than 4 storeys but not more than 15 storeys
3 Every domestic building not covered in Risk Groups 1, 2A and 2B

The nomenclature of the Risk Groups 1, 2A, 2B and 3 are synonymous with the
consequence classes in Table A.1 – Categorisation of consequence classes of BS EN
1991-1-7:2006.
In determining the number of storeys in a building, basement storeys may be excluded
provided such basement storeys fulfil the robustness of Risk Group 2B buildings.
For buildings intended for more than one type of use the Risk Group should be that
pertaining to the most onerous Risk Group.
1.2.3 Assess additional measures

The additional measures which should be provided vary extensively according to building
type and use and the actual measures should be designed in accordance with the relevant
sections of the design codes. For example, high rise hotels or flats or assembly buildings
or grandstands require a different level of robustness than low rise buildings or storage
buildings.
The additional measures which should be applied to buildings of the risk groups derived
from the above table are set out below:
Risk Group 1 buildings - no additional measures are likely to be necessary when the
building has been designed and constructed in accordance with the rules given in this
Technical Handbook, or other guidance referenced under Section 1, for complying with
Standard 1.1 in normal use.
Risk Group 2A buildings - provide effective horizontal ties, or effective anchorage of
suspended floors to walls, for framed and load-bearing wall construction.
Risk Group 2B buildings - provide effective horizontal ties for framed and load-bearing
wall construction, together with effective vertical ties, in all supporting columns and walls.
Alternatively, check that upon the notional removal of each supporting column and each
beam supporting one or more columns, or any nominal length of load-bearing wall (one at
a time in each storey of the building) the building should remain stable and that the area of
floor at any storey at risk of collapse should be not more than 15% of the floor area of that
storey or 100 m2, whichever is the less and does not extend further than the immediate
adjacent storeys (see diagram below).
Where the notional removal of such columns and lengths of walls would result in an extent
of damage in excess of the above limit, then such elements should be designed as ‘key
elements’.
Risk Group 3 buildings - a systematic risk assessment of the building should be carried
out, taking into account all the normal hazards that can be foreseen as far as possible
together with any abnormal hazards.
Critical situations for design should be selected that reflect the conditions that can be
foreseen as far as possible during the life of the building.
The structural form and concept and any protective measures should then be chosen and
the detailed design of the structure and its elements undertaken in accordance with the
recommendations in the codes and standards in clause 1.2.4.

Figure 1.1 Floor collapse limit
1.2.4 Design and construct additional measures

The structural design and construction to take account of the additional measures
including horizontal and vertical ties where appropriate and checking the integrity of the
building following the notional removal of vertical members and the design of key
elements, should be carried out in accordance with the design recommendations
contained in Annex A of BS EN 1991-1-7:2006.
1.2.5 Other sources of guidance

More detailed information has been produced by organisations on disproportionate
collapse as follows:
a. Technical Guidance Note ‘The Building Regulations 2004 Edition – England and
Wales Requirement A3 – Disproportionate Collapse’, National House Building Council
(NHBC)
b. Technical Bulletin Number 3 ‘Design Guidance for Disproportionate Collapse’, UK
Timber Frame Association
c. ‘Masonry Design for Disproportionate Collapse Requirements under Regulation A3 of
the Building Regulations (England & Wales)’, Brick Development Association
d. 'Guidance on meeting the Robustness Requirements in Approved Document A', Steel
Construction Institute
e. 'How to design concrete buildings to satisfy disproportionate collapse requirements'
http://www.concretecentre.com/
The above guidance is based on England & Wales Regulation A3 and should be
interpreted in relation to Standard 1.2. In particular, references to building classes should
be risk groups and the building types and occupancy should be interpreted as the building
types set out in the table to clause 1.2.2.

Annex 1.A Structural Design Standards

1.A.0 Introduction
The British Standards Institution (BSI) agreement with the European Committee for
Standardisation (CEN) obliges it to withdraw UK national standards after a harmonised
European Standard with the same scope and field of application has been produced. BSI,
in line with this commitment, will by 31 March 2010 replace the British Standards relating
to loading and structural design with the European Standards and associated National
Annexes listed in the tables below:
1.A.1 Structural Design Standards [1]

Table 1.2 Eurocode: Basis of structural design
Eurocode: Basis of structural design Corresponding BS to be withdrawn

BS EN 1990: 2002 Basis of structural design -
Note: Some sections of EN 1990 correspond with BS 5268-2, BS 5628-1, BS 5950-1 and
BS 8110-1 and 2. BS 5400-1 which is not referred to in Section 1: Structure also has some
content that corresponds to EN 1990.
Table 1.3 Eurocode 1: Actions on structures

Eurocode 1: Actions on structures Corresponding BS to be withdrawn
BS EN 1991-1-1: 2002 Actions on structures. BS 6399-1, BS 6399-3, BS 648
General actions. Densities, self-weight, imposed
loads for buildings
BS EN 1991-1-2: 2002 Actions on structures. -
General actions. Actions on structures exposed to
fire
BS EN 1991-1-3: 2003 Actions on structures. BS 6399-3
General actions. Snow loads
BS EN 1991-1-4: 2005 Actions on structures. BS 6399-2, BS 5400-2
General actions. Wind actions
General actions. Thermal actions
Note: Some sections of EN 1991-1-5 relating to
bridges correspond to BS 5400-2
General actions. Actions during execution
BS EN 1991-1-7: 2006 Actions on structures. Minimal guidance in BS 6399-1. Some
General actions. Accidental actions sections of EN 1991-1-7 correspond
with BS 6399-1, BS 5268-1, BS 5628-1,
BS 5950-1, BS 8110-1 and 2 and
BS 5400-3
BS EN 1991-2: 2003 Actions on structures. Traffic BS 5400-2

loads on bridges

Eurocode 1: Actions on structures Corresponding BS to be withdrawn

BS EN 1991-3: 2006 Actions on structures. -
Actions induced by cranes and machines
BS EN 1991-4: 2006 Actions on structures. Silos -
and tanks
Table 1.4 Eurocode 2: Design of concrete structures

Eurocode 2: Design of concrete structures Corresponding BS to be withdrawn
BS EN 1992-1-1: 2004 Design of concrete BS 8110-1, BS 8110-2, BS 8110-3

structures. General rules and rules for buildings
BS EN 1992-1-2: 2004 Design of concrete BS 8110-1, BS 8110-2
structures. General rules. Structural fire design
BS EN 1992-2: 2005 Design of concrete BS 5400-4, BS 5400-7, BS 5400-8
structures. Concrete bridges. Design and detailing
rules
BS EN 1992-3: 2006 Design of concrete BS 8007
structures. Liquid retaining and containing
structures
Table 1.5 Eurocode 3: Design of steel structures

Eurocode 3: Design of steel structures Corresponding BS to be withdrawn
BS EN 1993-1-1: 2005 Design of Steel structures. BS 5950-1, BS 5400-3
General rules and rules for buildings
BS EN 1993-1-2: 2005 Design of steel structures. BS 5950-8
General rules. Structural fire design
BS EN 1993-1-3: 2006 Design of steel structures. BS 5950-5, BS 5950-6, BS 5950-9
General rules. Supplementary rules for cold-
formed members and sheeting
BS EN 1993-1-4: 2006 Design of steel structures. -
General rules. Supplementary rules for stainless
steels
BS EN 1993-1-5: 2006 Design of steel structures. BS 5950-1, BS 5400-3
Plated structural elements
General. Strength and stability of shell structures
Plated structures subject to out of plane loading
BS EN 1993-1-8: 2005 Design of steel structures. BS 5950-1 BS 4604-1, BS 4604-2,
Design of joints BS 5400-3
Fatigue
Material toughness and through-thickness
properties

Eurocode 3: Design of steel structures Corresponding BS to be withdrawn

Design of structures with tension components
BS EN 1993-1-12: 2007 Design of steel structures. BS 5950-1

Additional rules for the extension of EN 1993 to
steel grades S700
BS EN 1993-2: 2006 Design of steel structures. BS 5400-3
Steel bridges
BS EN 1993-3-1: 2007 Design of steel structures. BS 8100-1, BS 8100-2, BS 8100-3,
Towers, masts and chimneys. Towers and masts BS 8100-4
BS EN 1993-3-2: 2008 Design of steel structures. BS 4076
Towers, masts and chimneys. Chimneys
Silos, tanks and pipelines. Silos
Silos, tanks and pipelines. Tanks
Silos, tanks and pipelines. Pipelines
BS EN 1993-5: 2007 Design of steel structures. BS 5950-1
Piling
BS EN 1993-6: 2007 Design of steel structures. BS 5950-1, BS 2853
Crane supporting structures
Table 1.6 Eurocode 4: Design of composite steel and concrete structures

Eurocode 4: Design of composite steel and Corresponding BS to be withdrawn
concrete structures
BS EN 1994-1-1: 2004 Design of composite steel BS 5950-3.1, BS 5950-4
and concrete structures. General rules and rules
for buildings
BS EN 1994-1-2: 2005 Design of composite steel BS 5950-8
and concrete structures. General rules. Structural
fire design
BS EN 1994-2: 2005 Design of composite steel BS 5400-5
and concrete structures. General rules and rules
for bridges
Table 1.7 Eurocode 5: Design of timber structures

Eurocode 5: Design of timber structures Corresponding BS to be withdrawn
BS EN 1995-1-1: 2004 Design of timber BS 5268-2, BS 5268-3, BS 5268-6.1,
structures. General. Common rules and rules for BS 5268-6.2, BS 5268-7.1,
buildings BS 5268-7.2, BS 5268-7.3,
BS 5268-7.4, BS 5268-7.5,
BS 5268-7.6, BS 5268-7.7
BS EN 1995-1-2: 2004 Design of timber BS 5268-4.1, BS 5268-4.2
structures. General. Structural fire design
BS EN 1995-2: 2004 Design of timber structures. -
Bridges

Table 1.8 Eurocode 6: Design of masonry structures

Eurocode 6: Design of masonry structures Corresponding BS to be withdrawn
BS EN 1996-1-1: 2005 Design of masonry BS 5628-1, BS 5628-2
structures. General rules for reinforced and
unreinforced masonry structures
BS EN 1996-1-2: 2005 Design of masonry BS 5628-3
structures. Structural fire design
BS EN 1996-2: 2006 Design of masonry BS 5628-3
structures. Design considerations, selection of
materials and execution of masonry
BS EN 1996-3: 2006 Design of masonry -
structures. Simplified calculation methods for
unreinforced masonry structures
Table 1.9 Eurocode 7: Geotechnical design

Eurocode 7: Geotechnical design Corresponding BS to be withdrawn
BS EN 1997-1: 2004 Geotechnical design. BS 8002, BS 8004, BS 8006,
General rules BS 8081
BS EN 1997-2: 2007 Geotechnical design. Ground
investigation and testing
Table 1.10 Eurocode 8: Design of structures for earthquake resistance

Eurocode 8: Design of structures for Corresponding BS to be withdrawn
earthquake resistance
BS EN 1998-1: 2004 Design of structures for -
earthquake resistance. General rules. Seismic
actions for buildings
BS EN 1998-2: 2005+Amendment 1: 2009 Design -
of structures for earthquake resistance. Bridges
earthquake resistance. Assessment and
retrofitting of buildings
earthquake resistance. Silos tanks and pipelines
earthquake resistance. Foundations, retaining
structures and geotechnical aspects
earthquake resistance. Towers masts and
chimneys
Table 1.11 Eurocode 9: Design of aluminium structures

Eurocode 9: Design of aluminium structures Corresponding BS to be withdrawn
[1]
BS EN 1999-1-1: 2007 Design of aluminium BS 8118-1, BS 8118-2
structures. General rules

Eurocode 9: Design of aluminium structures Corresponding BS to be withdrawn

[1]
BS EN 1999-1-2: 2007 Design of aluminium -
structures. General. Structural fire design
BS EN 1999-1-3: 2007 Design of aluminium BS 8118-1
structures. Additional rules for structures
susceptible to fatigue
BS EN 1999-1-4: 2007 Design of aluminium -
structures. Supplementary rules for trapezoidal
sheeting
BS EN 1999-1-5: 2007 Design of aluminium BS 8118-1
structures. Supplementary rules for shell
structures
Additional Information.
Note 1: Many of these standards are not directly, or are not currently referenced in Section
1: Structure. Some may not be applicable to Section 1 Structure such as, BS 5400 for
bridges, or are applicable to other parts of the technical handbooks.

Domestic Technical Handbook February 2023 Edition
April 2024
Section 2 (Fire)
2.0 Introduction
2.1 Compartmentation
2.2 Separation
2.3 Structural protection
2.4 Cavities
2.5 Internal linings
2.6 Spread to neighbouring buildings
2.7 Spread on external walls
2.8 Spread from neighbouring buildings
2.9 Escape
2.10 Escape lighting
2.11 Communication
2.12 Fire and rescue service access
2.13 Fire and rescue service water supply
2.14 Fire and rescue service facilities
2.15 Automatic fire suppression systems
Annex 2.A Resistance to fire
Annex 2.B Reaction to fire
Annex 2.C Vulnerability of roof coverings

Section 2 - Fire
2.0 Introduction
2.0.1 Background
Life safety is the paramount objective of fire safety. Domestic buildings should be designed
and constructed in such a way that the risk of fire is reduced and, if a fire does occur, there
are measures in place to restrict the growth of fire and smoke to enable the occupants to
escape safely and fire-fighters to deal with fire safely and effectively.
There are almost 5000 reported fires in dwellings (e.g. houses, flats and maisonettes)
every year in Scotland. Fires can have a devastating effect on the lives of people and
results in around 40 deaths and 900 injuries each year. The most common cause of
accidental fires in dwellings involved cooking appliances (62%), electrical supply or
electrical lighting (14%), combustibles ignited due to being too close to candles or other
heat source (9%), the remaining 15% is accounted for by the careless disposal of
cigarettes and matches and other domestic appliances. Evidence also shows that the
consumption of alcohol and/or smoking are contributory factors which increases the risk of
an accidental fire occurring. Occupants who are alone at the time of the fire and are in the
room of fire origin, are more likely to suffer injury (e.g. burns and smoke inhalation) or even
death in some cases.
It is impossible to eliminate the risks from fire altogether and the prevention of deliberate or
accidental fires caused by the actions of occupants within a dwelling are outside the scope
of building standards. For advice on best practice relating to fire safety in the home, visit
the Scottish Fire and Rescue Service website or contact the community fire safety team at
your local fire station. Although beyond the scope of this guidance, the adoption of good
fire safety practices should be encouraged to reduce the risk of fire occurring in the first
place. Fire prevention will not only save lives but will protect property and reduce
environmental pollution.
The standards and guidance in this section are designed to work together to provide a
balanced approach to fire safety. The building elements, materials, components or other
parts of the building identified in the guidance should follow the appropriate performance
levels that are recommended throughout the guidance. However where an element,
material, component, or other part of a building is covered by more than one standard, the
more demanding guidance should be followed in most cases.
2.0.2 Aims
The purpose of the guidance in Section 2 is to achieve the following objectives in the case
of an outbreak of fire within the building:
• to protect life
• to assist the fire and rescue services, and
• to further the achievement of sustainable development.
Protection of life - it is important to recognise that the standards will not guarantee the life
safety of all building occupants. Occupants in dwellings do not normally perceive

themselves to be at risk from fire and are not usually aware of the speed that fire can
spread. The risk to occupants is greater if they are asleep during the outbreak of fire as
they are likely to be roused more slowly. Occupants should be warned as soon as possible
following the outbreak of fire and the guidance to Standard 2.11 provides
recommendations for the installation of alarm and detection systems in domestic buildings.
Fire and rescue service - in some cases, occupants will not react quickly enough before
being overcome by the effects of the fire and smoke and as a result, may require to be
rescued by the fire and rescue service. For facilities to assist the fire and rescue service,
see Standards 2.12 to 2.14.
Sustainability - the building regulations are primarily concerned with the protection of
people from the dangers inherent in buildings, rather than protecting the owners of
buildings from any economic loss which might occur. However following the guidance in
the handbook will continue to embed active and passive fire protection systems within
buildings which should reduce the likelihood of the total destruction of the building
following the outbreak of fire.
2.0.3 Scope
Guidance in this section may not be appropriate for the following buildings as they are
rarely designed and constructed in Scotland:
a. dwellings having an individual storey with an area more than 200 m2
b. houses with a storey at a height of more than 18 m above ground level
c. domestic buildings containing a basement storey at a depth of more than 4.5 m below
ground level
d. domestic buildings with a communal room with an area more than 60 m2
e. domestic buildings containing catwalks, openwork floors or escalators
f. domestic buildings containing places of special fire risk
g. domestic buildings having an escape route over a flat roof or access deck, or
h. domestic buildings with a storey at a height of more than 60 m above ground level.
For the purposes of (a) above, the area of an individual storey includes the area of a
gallery or sleeping deck but excludes the area of an integral domestic garage.
In the case of a mixed use building containing non-domestic and domestic
accommodation, reference should be made to the Technical Handbook for non-domestic
buildings as well as the guidance contained in this Handbook.
In the case of sub-clauses (a) to (h) above, the alternative approach described in clause
2.0.7 should be used.
2.0.4 Method of measurement

The rules of measurement in Section 0 of the Technical Handbook may not be appropriate
for the guidance in Section 2 Fire. For example, to establish the height of the topmost
storey for fire and rescue service facilities, the height should be measured from the fire
and rescue service access level and not necessarily the lowest ground level. Therefore,

methods of measurement unique to fire are described within the guidance under each of
the relevant standards.
Plant Storeys - for the purpose of measurement, the height above ground to the top most
storey excludes, roof-top plant areas and any top storeys consisting exclusively of plant
rooms.

The key changes that have been made to the standards and guidance applicable from 1
June 2022 are:
• General – Minor editorial change to refer to fire resistance duration throughout.
• Clause 2.0.9 – Clause re-written to include reference to European Classification F and
further explanation provided in annex 2.B.
• Clause 2.0.10 – Guidance on third party certification and accreditation re-written to add
clarity.
• Clause 2.2.0 – Last sentence removed in second paragraph.
• Clause 2.2.6 – Minor editorial changes in relation to the fire resistance duration of
combustible separating floors.
• Clause 2.2.10 – Additional guidance provided on technical assessments and junctions
with walls.
• Clause 2.4.0 – Cross reference to Standard 2.2 separation included in second
paragraph.
• Clause 2.4.1 – Minor editorial change to second paragraph to add clarity of intent.
• Clause 2.4.2 – European Class F products added to guidance on dividing cavities.
• Clause 2.4.4 – Guidance clarified to incorporate changes to Regulation 8 of the
Building (Scotland) Amendment Regulations 2022.
• Clause 2.4.7 – Guidance on junctions amended to clarify intent.
• Clause 2.5.0 – Reference to prohibition on the use of highly combustible metal
composite material panels added.
• Clauses 2.6.0 - Reference to the prohibition on the use of highly combustible metal
composite material panels added and previous guidance removed.
• Clause 2.6.4 – First paragraph replaced and guidance changed in accordance with
Regulation 8 of the Building (Scotland) Amendment Regulations 2022.
• Clause 2.6.5 – Minor editorial changes.
• Standard 2.7 – Mandatory standard amended to clarify intent with regard to the height,
use and position of the building.
• Clause 2.7.0 – Reference to the prohibition of highly combustible metal composite
cladding material panels added. Cross reference made to Standard 2.2 and 2.4.
Advice on compliance provided under the Building Standards Futures Board.

• Clause 2.7.1 – Meaning of external wall cladding systems explained and clause re-
written to include Regulation 8 of the Building (Scotland) Amendment Regulations
2022.
• Clause 2.7.2 – Guidance amended to include Regulation 8 of the Building (Scotland)
Amendment Regulations 2022 and additional guidance on awnings, canopies and
signage provided.
• Clause 2.A.2 – Reference to BR 128 removed.
• Clause 2.B.0 – Reference to the Construction Products Regulations removed.
• Clause 2.B.1 – Clause re-written to provide additional guidance on external wall
cladding systems including exemptions and the use of large scale fire testing.
• Clause 2.B.2 – Additional guidance on reaction to fire provided including smoke
production and burning droplets. Table updated and European Class F reintroduced.
• Clause 2.B.3 – Reference to Classified Without Testing process updated.
• Appendix A - New Regulation 8 definitions included for highly combustible metal
composite material, relevant building, specified attachment and substantial layer.
Hospital definition amended.
• Appendix B: References to BS 8414/BR 135 and BS 9414 added. Reference to
publication ‘Guide to Undertaking Technical Assessments of Fire Performance of
Construction Products Based on Fire Test Evidence’ (Passive Fire Protection Forum,
2021) added.

Flat or maisonette - for the purposes of the guidance in Section 2 Fire, except in relation
to the guidance to Standard 2.15, a flat or maisonette entered only from the open air at
ground level and with no storey at a height of more than 4.5m should be regarded as a
house and follow the guidance accordingly.
Protected routes of escape - throughout the document there are references to protected
routes of escape these include: open access balconies, galleries wholly or partly enclosed
below, protected lobbies, protected zones, protected enclosures, external escape stairs,
basements and alternative exits. This list is not exhaustive and is not intended to cover all
parts of a building providing protected routes of escape. For example, separating walls and
separating floors also protect routes of escape but are covered by the guidance to
Standard 2.2.
External areas - a roof, an external balcony or an enclosed courtyard open to the external
air, where the area is more than 8 m2 and to which there is access for a purpose other
than maintenance, should be regarded as a room. It is not intended that these external
areas be treated as apartments which create inner rooms to dwellings.
A circulation space in a dwelling is an area mainly used as a means of access and
egress between a room and an exit (e.g. hallways and stairwells).
A sleeping deck within a room should be regarded as being part of that room. However
for the purposes of the guidance to Standard 2.9, sleeping decks which do not fall within
the definition of a gallery should be regarded as a separate room or storey as the case
maybe.

2.0.7 Alternative approaches

Alternative means of complying with building standards - the guidance contained
within this Technical Handbook indicates one or sometimes more than one means of
complying with the mandatory building standards 2.1 to 2.15. In the majority of projects it is
envisaged that meeting the guidance will be the usual means of showing that compliance
with the building standards has been achieved.
However, it should be appreciated that, due to the generic nature of the guidance it cannot
cover all building designs or, for example, innovative or new methods of construction.
In such cases the designer or engineer will be required to show, by alternative means, that
compliance with the building standards will be achieved in the completed building. For
example, where the elements of structure are engineered timber (including cross
laminated timber), the structure should maintain stability during the fire growth and fully
developed post flashover phases of the fire without reliance on intervention from the fire
and rescue services. Encapsulation of combustible elements of structure may require to be
provided to protect the structure against ignition and charring for the duration of the fire.
Where encapsulation (i.e. both physically and in terms of the period of fire resistance
duration) is not provided or does not protect the combustible material against ignition and
charring for the duration of the fire, the structural fire engineer should consider the
additional contribution of the exposed combustible material to the fire load density
including an assessment of the structural stability of the building due to both potential
delamination and failure of the fixings at elevated temperatures.
Fire safety engineering - it is reasonable to demonstrate compliance with the functional
standards by alternative means and in such cases, the fire engineer, the building
standards verifier and the fire and rescue service should be consulted early in the design
process.
Fire safety engineering may be the only practical way to achieve a satisfactory level of fire
safety in some large and complex buildings or where innovative or new methods of
construction are used. In such cases a holistic approach is desirable from first principles
rather than following, in part or wholly, the guidance contained in the Technical
Handbooks. In such cases the building standards verifier and the fire and rescue service
should be consulted as part of the Qualitative Design Review (QDR) process.
For many projects it is likely that designers will follow the guidance in the Technical
Handbooks and fire engineering techniques will not be necessary. In its simplest form the
QDR team may define the acceptance criteria in terms of compliance with the Handbooks.
However, it is common for fire engineers and regulators to be engaged relatively late in the
design process to resolve fire safety issues raised during the verification or, in extreme
cases, the construction process. This is unhelpful as fire engineers are often
commissioned to resolve specific issues where the design does not follow the guidance
rather than assessing the building holistically. This can lead to a comparative exercise
against unrealistic worse case scenarios of a “code compliant” design to justify deviations.
This is not the intent of the guidance and it is important that the safety goals are well
defined and achieved with a sufficient margin of safety. The objective of a comparative
study should be to demonstrate that the building design, as a whole, presents no greater
risk to the occupants than a similar type of building designed in accordance with the
Technical Handbook guidance. Further, it is common for the inappropriate use of
Computational Fluid Dynamics where the deviations from the Handbooks would not merit

such an exercise to be carried out. It is recognised that there may be instances where
small deviations from the guidance do not warrant a “whole building” fire engineered
design and inevitably involves a degree of negotiation without the need for detailed
analysis.
Not all cases of variance from the guidance will require the appointment of a fire engineer.
Reference could be made to ‘A simplified approach to alternative fire safety strategies’
Scottish Government (2010), which provides additional advice.
Existing buildings - it may be appropriate to vary the guidance contained in this
Handbook when assessing the guidance against the constraints in existing buildings
especially those buildings which are listed in terms of their architectural or historic interest.
In such cases, it would be appropriate to take into account a range of fire safety features,
some of which are dealt with in this Handbook and some of which are not addressed in any
detail. For more detailed information, guidance is contained in the ‘Guide for Practitioners 6
– Conversion of traditional buildings’ (Historic Scotland).
Fire engineering designs can be complex and many require extensive use of
engineering judgement. The following documents are cited to ensure that the guidance
given encompasses best practice worldwide:
• BS 7974: 2019 Application of fire safety engineering principles to the design of
buildings, or
• International Fire Engineering Guidelines, 2005 (IFEG).
The use of either document assumes that those carrying out or assessing a fire
engineering approach have sufficient technical training, knowledge and experience to
understand fully the risks involved.
The objectives of any fire safety strategy should be established first and designers and
verifiers should be aware of the importance of the design assumptions. For example, the
strategy should include an assessment of the system reliability. This will help to ensure
that the fire safety objectives have been met.
Responsible person - it is important that owners/responsible person understand that the
fire safety measures installed in a building need to be maintained and tested over the life
time of the building so that they will operate effectively. BS 7974 and IFEG assume that all
aspects of the fire engineering strategy are capable of being maintained and deployed
over the lifetime of the building. If for example, alterations are found to be necessary due
to changes to the building layout, the original strategy may need to be re-evaluated to
ensure the fire safety provisions have not been compromised. For this reason, the fire
strategy should preferably support any fire safety risk assessment required under Part 3 of
the Fire (Scotland) Act 2005, as amended.
Fire safety engineering involves the use of scientific based calculations and/or statistical
information to demonstrate an adequate level of safety for a specific building, structure or
installation. In this regard the fire safety strategy is based on performance rather than
prescription. Therefore fire safety engineering is about the need to identify the fire hazard,
assess the fire risks, understand the consequences and to offer fire safety strategies and
designs to show how the objectives have been met. The ‘tools’ that support fire
engineering can include calculation methods which are used to demonstrate that under a
worst reasonable case, tenable conditions are maintained during the evacuation period.
For example, a smoke exhaust fan in a smoke reservoir within an atrium space fails to

operate but the smoke layer height continues to be maintained by the activation of a stand-
by fan.
It is recognised that fire engineering is still a rapidly developing field and as such does not
have the standardised codes for approaching and solving problems compared to other
engineering disciplines. The documents identified above aim to provide a structured
framework for assessing the interaction between, buildings, people and fire, and to
facilitate innovation in design without compromising safety. They provide information on
how to undertake a detailed analysis of specific aspects of fire safety engineering in
buildings.
In practice, both frameworks provide a flexible but formalised engineering approach to fire
safety which can be applied to new or existing buildings to show that the functional
standards have been met.
BS 7974: 2019 Application of fire safety engineering principles to the design of buildings is
supported by 7 published documents:
• Part 1: Initiation and development of fire within the enclosure of origin
• Part 2: Spread of smoke and toxic gases within and beyond the enclosure of origin
• Part 3: Structural response and fire spread beyond the enclosure of origin
• Part 4: Detection of fire and actuation of fire protection systems
• Part 5: Fire service intervention
• Part 6: Human factors: Life safety strategies – Occupant evacuation, behaviour and
condition, and
• Part 7: Probabilistic risk assessment.
International Fire Engineering Guidelines IFEG have been developed for use in the fire
engineering design and approval of buildings. The objectives of the guidelines are to
provide:
a. a link between the regulatory system and fire engineering
b. guidance for the process of engineering, and
c. guidance on available methodologies.
The IFEG sub-systems bear a very close resemblance to the sub-systems used in BS
7974: 2019 and are set out below:
• fire initiation and development and control
• smoke development and spread and control
• fire spread and impact and control
• fire detection, warning and suppression
• occupant evacuation and control, and
• fire services intervention.
Clause 1.3.2 of IFEG states that "Typically, each building project is unique and similarly,
each fire engineering evaluation is unique". It is not sensible, therefore, to set down
detailed guidance on how the fire safety analysis should be undertaken. Instead, it is the
responsibility of the fire engineer to plan the analysis for the particular project, based on
the decisions taken during the preparation of the fire engineering brief as discussed in
Chapter 1.2.

It is important to be aware that there is other legislation, apart from building regulations,
imposing requirements for means of escape in case of fire and other fire safety measures
that will come into force when the building is occupied. It is therefore recommended that
consultation with those responsible for such legislation takes place before the application
for building warrant is finalised. Any necessary fire precaution requiring additional building
work can then be included in the application.
Part 3 of the Fire (Scotland) Act 2005 (2005 Act), as amended introduced a fire safety
regime which applies mainly to non-domestic buildings. The regime does not generally
apply to domestic buildings but may apply where staff are employed or members of the
general public have access e.g. a dental surgery within a dwelling. The regime also
applies to domestic buildings that are licensed as Houses in Multiple Occupation and to
some domestic buildings where certain care services are provided. Those domestic
premises covered by Part 3 of the 2005 Act, as amended are defined in Section 78 of the
Act.
Persons with obligations under the Act are required to carry out a fire safety risk
assessment which may require additional fire safety precautions to reduce the risk to life in
case of fire. For example, measures to reduce the risk and spread of fire, means of
escape, fire-fighting equipment, fire detection and warning, instruction and training. Other
measures are prescribed by regulation. The fire safety risk assessment should be kept
under continuous review.
There is sector specific guidance for various building types on how to comply with Part 3 of
the Act, on the Firelaw website.
In many premises, existing fire safety measures have been incorporated in accordance
with building regulations, however it is possible for a higher standard to be applied as a
consequence of a fire safety risk assessment.
Section 71 of the 2005 Act makes it clear that terms, conditions or restrictions in licences,
including statutory certification or registration schemes, are to have no effect if they relate
to fire safety requirements or prohibitions which are or could be imposed under Part 3 of
the 2005 Act, as amended.
The Fire Safety (Scotland) Regulations 2006 made under the Fire (Scotland) Act 2005
and contain provisions which are part of the fire safety regime. These regulations must be
considered along with Part 3 of the 2005 Act, as amended. The regulations contain further
requirements in respect of fire safety risk assessment and obligations of duty holders.
The Construction (Design and Management) Regulations 2015 are intended to protect
people working in construction and others who may be affected by their activities. The
regulations require the systematic management of projects from concept to completion
and throughout the life cycle of the structure, including eventual demolition. The CDM
Regulations require designers and those who control or carry out construction work to
identify hazards associated with their designs or work (including risk from fire) and plan to
eliminate, reduce or control the risks.

Houses in Multiple Occupation (HMOs) - Section 2 of the Domestic Technical Handbook

should be used for multi-occupancy dwellings designed for not more than six individuals
living together as a single household. This includes houses, maisonettes and flats
(including flatted student accommodation and cluster flats that are essentially designed as
self-contained flats), regardless of the evacuation strategy. Section 2 Fire of the Non-
domestic Technical Handbook should be used for shared multi-occupancy residential
buildings designed for more than six individuals including student accommodation
designed on the traditional "halls of residence" principle, with bedrooms having shared
sanitary and cooking facilities.
It should be noted that multi-occupancy dwellings and shared multi-occupancy residential
buildings may also require to be licensed for use as a ‘House in Multiple Occupation’
(HMO) under the Civic Government (Scotland) Act 1982 (Licensing of Houses in Multiple
Occupation) - Order 2000. In relation to fire safety aspects, HMOs which require a licence
are also subject to Part 3 of the Fire (Scotland) Act 2005, as amended and guidance is
available on the Firelaw website.
The Care Inspectorate is responsible for regulating a diverse range of care services
some of which are delivered in non-domestic buildings (e.g. care homes, nurseries,
independent hospitals, hospices, residential schools, secure accommodation) and some in
domestic buildings (e.g. childminding, supported accommodation, adult placement
services). The services are inspected by the Inspectorate against national care standards
issued by Scottish Ministers some of which include physical standards for the premises.
The Inspectorate consults with the fire and rescue service on fire safety matters as part of
the care service registration process. Where the applicant for a warrant intends to use or
provide such a service, they should consult the Inspectorate and fire and rescue service
for advice.
Some care services may be provided in a domestic setting where there is a requirement to
comply with the Fire (Scotland) Act 2005 and associated legislation e.g. any premises in
which a “care home service” is provided will always fall within the scope of the legislation.
Some, but not all, premises in which a “housing support service” is provided may also be
required to comply e.g. where a House in Multiple Occupation licence is required, etc. It is
important that a proportionate approach is taken to ensure the fire safety of the occupants
in the event of an outbreak of fire and as such, the dutyholder should take account of the
level of dependency of the residents when carrying out a fire risk assessment. Additional
fire safety measures including automatic fire suppression may be required in those
premises where highly vulnerable occupants cannot self-evacuate the building, for
example, where the occupant is bed-ridden or has limited mental capacity and may not
respond to the fire alarm.
Where care services are to be provided in a domestic setting to which the Fire (Scotland)
Act 2005 does not apply, the safety of the occupants in the event of an outbreak of fire
must still be considered. Any fire safety risk assessment should take account of the level
of dependency of the residents. For example, it may be appropriate to consider fire safety
equipment such as portable fire suppression and automatic cut-off devices for cookers
depending on the risk identified.
‘Practical Fire Safety Guidance for existing Specialised Housing and similar premises’
provides guidance for many domestic premises where the Fire (Scotland) Act 2005 does
not apply. In those cases it is recommended that a fire safety risk assessment (of both the
building and the person) is the best way to protect residents from the risk of fire.

2.0.9 Annexes
Annex 2.A - Resistance to fire
Resistance to fire is expressed in terms of fire resistance duration and reference
throughout this document to a short, medium or long fire resistance duration, are explained
in annex 2.A. The performance levels include properties such as loadbearing capacity,
integrity and insulation.
Annex 2B - Reaction to fire
Reaction to fire of construction products is expressed as European Classification A1, A2,
B, C, D, E and F (with A1 being the highest performance and F being the lowest).
The performance levels include properties such as ease of ignition and rate at which the
product gives off heat when burning. Further explanation is provided in annex 2.B
including sub-indices for smoke production and/or flaming droplets/particles.
Annex 2C - Vulnerability of roof coverings
Roof coverings are expressed in terms of low, medium or high vulnerability and explained
in annex 2.C. The performance levels relate to the capability of a roof to resist penetration
from fire and flame spread when the external surface is exposed to radiation and flames.
2.0.10 Independent third party certification and accreditation

Independent third-party certification or accreditation can be used as evidence towards
demonstrating compliance with building regulations. Certification provides third-party
confirmation via audit of an organisation’s systems or products. Accreditation is
independent third-party recognition that an organisation has the competence and
impartiality to perform specific technical activities such as certification, testing and
inspection.
Third party certification of installers of systems, materials, products or structures provides
a means of ensuring that installations have been conducted by knowledgeable contractors
to appropriate standards, thereby increasing the reliability of the anticipated performance
in fire.
Confidence that the required level of performance can be achieved will be demonstrated
by the use of product and installer certification schemes that are accredited.
Such certification schemes not only provide a means of identifying materials and designs
of systems, products or structures which have demonstrated that they have the requisite
performance in fire, but additionally provide confidence that the systems, materials,
products or structures actually supplied are provided to the same specification or design as
that tested and assessed.
The ‘Guide to Undertaking Technical Assessments of Fire Performance of Construction
Products Based on Fire Test Evidence’ (Passive Fire Protection Forum, 2021) provides
advice including the competency of those undertaking technical assessments linked to
levels of complexity. The guidance promotes effective fire safety design to ensure the
reliability and quality of passive fire protection materials and systems. The guide also
encourages third party certification schemes for the manufacture, installation, inspection
and maintenance of products and systems, and relates to the provision of technical
assessments that can extend the scope of design and application of a passive product or
system by providing a robust and competent approach to technical assessments.


2.1 Compartmentation
Mandatory Standard
Standard 2.1
event of an outbreak of fire within the building, fire and smoke are inhibited from
spreading beyond the compartment of origin until any occupants have had the
time to leave that compartment and any fire containment measures have been
initiated.
Limitation:
This Standard does not apply to domestic buildings.
2.1.0 Introduction
This standard does not apply to dwellings and other domestic buildings.

2.2 Separation
Mandatory Standard
Standard 2.2
Every building, which is divided into more than one area of different occupation,
must be designed and constructed in such a way that in the event of an
outbreak of fire within the building, fire and smoke are inhibited from spreading
beyond the area of occupation where the fire originated.
2.2.0 Introduction
In order to reduce the risk of fire spreading from one dwelling to another, fire separation
should be provided between dwellings and between dwellings and any common spaces.
Such separation should form a complete barrier to the products of combustion; smoke,
heat and toxic gases. In semi-detached or terraced houses, or between flats or
maisonettes, the barrier will normally be in the form of fire resisting walls and floors where
appropriate.
The guidance in clause 2.2.9 (Openings and service penetrations) and clause 2.2.10
(Junctions) is common, not only to separation, but also to the relevant guidance in
Standard 2.4 Cavities and Standard 2.9 Escape.
6).
2.2.1 Dwellings in different occupation

A separating wall or separating floor with at least a medium fire resistance duration should
be provided between adjoining dwellings.
2.2.2 Dwellings with common occupation

be provided between a dwelling and any other part of the building in common occupation.
A protected zone and a common access corridor should be considered as being in
common occupation. Any self-closing fire door installed in these separating walls should
have at least a short fire resistance duration and in the case of a high rise domestic
building, a medium fire resistance duration. For ancillary rooms and spaces, common
external escape stairs or open access balconies, see the guidance to Standard 2.9.
2.2.3 Separation between domestic and non-domestic buildings

be provided between a domestic and non-domestic building. Reference should also be
made to the guidance for non-domestic buildings where appropriate.

2.2.4 Domestic garages

There is a risk posed by the storage of combustible materials and other highly flammable
substances in garages which are integral or attached to a dwelling.
A separating wall or separating floor with a short fire resistance duration therefore should
be provided between an integral or attached garage and a dwelling in the same
occupation. It is not necessary for a roof space above the garage to be separated from the
dwelling where the garage ceiling will serve as a separating floor with a short fire
resistance duration (see annex 2.A).
2.2.5 Lift wells

Every lift well should be enclosed by separating walls with a medium fire resistance
duration. Where the lift well does not extend the full height of the building, the lift well
should form a junction with a separating floor with a medium fire resistance duration.
Where a lift is installed, the landing controls and lift car controls should be of a type that do
not operate on heat or pressure resulting from a fire.
A platform lift constructed in accordance with the guidance in BS 6440: 1999 (see Section
4 Safety), need not be enclosed by separating walls or separating floors.
2.2.6 Combustibility
Separating Walls - in a building with no storey at a height above 18 m, separating walls
may be constructed from combustible products provided the appropriate fire resistance
duration is achieved.
To reduce the risk of a fire starting within a combustible separating wall or a fire spreading
rapidly on or within the wall construction:
• insulation exposed in a cavity should be constructed from products which achieve
European Classification A1, A2, or B, and
• the internal wall linings should be constructed from products which achieve European
Classification A1, A2, or B, and
• the wall should contain no pipes, wires or other services.
Where an opening is created to allow services to pass through the wall, the opening
should be constructed in accordance with the guidance in clause 2.2.9.
Separating floors - in a domestic building with no storey at a height above 18 m,
separating floors may be constructed from combustible products provided the appropriate
fire resistance duration is achieved.
Where a domestic building also contains non-domestic accommodation, every part of that
separating floor (other than a floor finish e.g. laminate flooring) should be constructed from
products which achieve European Classification A1 or A2. This is not necessary for a floor:
• between a shop or office and a dwelling above the shop or office in the same
occupation where there is no other dwelling above the shop or office, and the area of
the shop or office is not more than 1½ times the area of the separating floor, or

• above a pend where the floor has at least medium fire resistance duration and the
ceiling of the pend is constructed from products which achieve European Classification
A1 or A2, or
• between a domestic building and a unit of shared residential accommodation.
2.2.7 High rise domestic buildings

Occupants in high rise domestic buildings may not evacuate the building immediately and
fire-fighting and rescue operations will take longer to commence if the fire is on a floor high
above the ground. Therefore in order to improve occupant and fire-fighter safety in high
rise domestic buildings every:
• separating wall, separating floor and open access balcony should be constructed from
products which achieve European Classification A1 or A2,
• separating floor and open access balcony should have a long fire resistance duration,
and
• separating wall including any self-closing fire door, should have at least a medium fire
resistance duration.
2.2.8 Supporting structure

Where an element of structure (see clause 2.3.0) provides support to a separating wall or
separating floor constructed from products which achieve European Classification A1 or
A2, the supporting element of structure should also achieve European Classification A1 or
A2.
Where an element of structure provides support to a separating wall or separating floor
which attracts a higher fire resistance duration, the supporting element of structure should
have at least the same fire resistance duration.
2.2.9 Openings and service penetrations

General - Separating walls and separating floors are intended to prevent fire passing from
one part of the building to another part under different occupation. Openings and service
penetrations through these walls or floors can compromise their effectiveness and should
be kept to a minimum. The solum and roof-space should not be forgotten. Openings and
service penetrations should be carefully detailed and constructed to resist fire. This can be
achieved by following the guidance below.
A self-closing fire door with the same fire resistance duration as the separating wall
should be installed in accordance with the recommendations in the Code of Practice,
‘Hardware for Fire and Escape Doors’, published by the Door and Hardware Federation
and the Guild of Architectural Ironmongers.
In some instances a self-closing fire door with a short fire resistance duration may be
installed. For example in a separating wall between a dwelling and a common space (see
clause 2.2.2).
A self-closing fire door should not be fitted in a separating wall between 2 dwellings in
different occupation.

A lockable door to a cupboard or service duct with a floor area not more than 3 m2 need
not be self-closing.
Hold open devices- Self-closing fire doors can be fitted with hold open devices as
specified in BS 5839: Part 3: 1988 provided the door is not an emergency door, a
protected door serving the only escape stair in the building (or the only escape stair
serving part of the building) or a protected door serving a fire-fighting shaft.
It is important that hold open devices deactivate on operation of the fire alarm therefore
some buildings will need automatic fire detection to be installed. Electrically operated hold
open devices should therefore deactivate on operation of:
• an automatic fire alarm system designed and installed in accordance with BS 5839:
Part 1: 2017 (Category L5) determined on the basis of a risk assessment
• any loss of power to the hold open device, apparatus or switch, and
• a manually operated switch fitted in a position at the door.
An example of a Category L5 fire alarm system could be a system installed in the common
corridor of flats incorporating only 2 smoke detectors, one installed on each side of the
door and positioned not less than 500 mm and not more than 3 m from the door.
Additional guidance on the siting and coverage of fire detectors is contained in BS 5839:
Part 1: 2017, and for actuation of door release mechanism, see BS 7273: Part 4: 2015.
A chimney or flue-pipe should be constructed so that, in the event of a fire, the fire
resistance duration of the separating wall or separating floor is maintained.
A service opening (other than a ventilating duct) which penetrates a separating wall or
separating floor should be fire stopped providing at least the appropriate fire resistance
duration for the wall or floor. This may be provided by:
• a casing which has at least the appropriate fire resistance duration from the outside, or
• a casing which has at least half the appropriate fire resistance duration from each side,
or
• an automatic heat activated sealing device that will maintain the appropriate fire
resistance duration in respect of integrity for the wall or floor regardless of the opening
size.
Fire stopping of the following services passing through a separating wall or separating
floor need not be provided for:
• a pipe or a cable with a bore, or diameter, of not more than 40 mm, or
• not more than four 40 mm diameter pipes or cables that are at least 40 mm apart and
at least 100 mm from any other pipe, or
• more than four 40 mm diameter pipes or cables that are at least 100 mm apart, or
• a pipe which has a bore of not more than 160 mm and is of iron, steel or copper, or of
a material capable of withstanding 800 ºC without allowing flames or hot material to
pass through the wall of the pipe, or
• a branch pipe of a bore of not more than 110 mm connected to a vertical drainage or
water service pipe, constructed from aluminium, aluminium alloy, or uPVC to BS 4514:
2001.

Where a pipe connects to another pipe which attracts a more demanding fire resistance
duration, and is within 1 m from the separating wall or separating floor, the pipe should be
fire stopped to the more demanding guidance.
Ventilation systems - the potential for ventilation systems to allow the spread of fire and
smoke should be considered. A mechanical ventilation system may contribute to the
spread of fire and smoke unless it is designed to shut down automatically or operate in a
fire-mode if fire is detected. Ventilation ductwork passing through a separating wall or
separating floor should be provided with either:
• fire dampers
• fire resisting enclosures, or
• fire rated ductwork.
Ventilation ductwork should be designed and installed in accordance with BS 5588: Part 9:
1999. Section 6 of BS 5588: Part 9: 1999 (excluding the third paragraph to clause
6.3.3.2.2) provides guidance on design and construction including fire resisting enclosures,
fire resisting ductwork and the use and activation of fire dampers.
Fire-stopping - may be necessary to close an imperfection of fit or design tolerance
between construction elements and components, service openings and ventilation ducts.
Proprietary fire-stopping products, including intumescent products, should be tested to
demonstrate their ability to maintain the appropriate fire resistance duration under the
conditions appropriate to their end use.
Where minimal differential movement is anticipated, either in normal use or during fire
exposure, proprietary fire-stopping products may be used. The following materials are also
considered appropriate: cement mortar; gypsum based plaster; cement or gypsum based
vermiculite/perlite mixes; mineral fibre; crushed rock and blast furnace slag or ceramic
based products (with or without resin binders).
Where greater differential movement is anticipated, either in normal use or during fire
exposure, proprietary fire-stopping products should be used.
To prevent displacement, products used for fire-stopping should be reinforced with, or
supported by, products which achieve European Classification A1 or A2 where the
unsupported span is more than 100 mm and where non-rigid products are used. However
this is not necessary where it has been shown by test that the products are satisfactory
within their field of application.
2.2.10 Junctions
General - the basic principle is that junctions between separating walls and separating
floors and other parts of the building should be designed and constructed to minimise the
risk of a fire in one part of the building flanking the separating wall or separating floor and
entering another part of the building under different occupation, including any solum space
or roof space. Therefore, the building elements, materials or components should not be
built into, or carried through or across the ends of, or over the top of a separating wall in
such a way as to impair the fire resistance duration between the relevant parts of the
building.
Technical assessments are often required when designing or verifying the fire
performance of junction details. The ‘Guide to Undertaking Technical Assessments of Fire

Performance of Construction Products Based on Fire Test Evidence’ (Passive Fire

Protection Forum, 2021) provides advice including the competency of those undertaking
technical assessments linked to levels of complexity. The guidance promotes effective fire
safety design to ensure the reliability and quality of passive fire protection materials and
systems. The guide also encourages third party certification schemes for the manufacture,
installation, inspection and maintenance of products and systems, and relates to the
provision of technical assessments that can extend the scope of design and application of
a passive product or system by providing a robust and competent approach to technical
assessments.
Junctions with walls - Where a separating wall or separating floor forms a junction with
an external wall, another separating wall, or a wall or screen used to protect routes of
escape (see clause 2.0.6), the junction should maintain the fire resistance duration of the
separating wall or separating floor.
Where a separating wall or floor or protected route of escape abuts a structure containing
a cavity, a fire barrier or barriers should be installed in the cavity so as to extend the line,
and maintain the fire resistance duration, of the wall or floor. This principle also applies
where an external wall cladding system is constructed from materials having a European
Classification A1 or A2 (other than between two leaves of masonry as described below).
For example, in a rendered external thermally insulated cladding system where the
insulation achieves European Classification B, C, D, E or F, a fire barrier or barriers should
be provided on the line of the separating wall or floor. The barrier should extend from the
wall/floor to the inner surface of the render (this may require an intumescent barrier within
any drainage cavity that may be present). The guidance in this clause does not apply
where the external wall is formed by two leaves of masonry or concrete where both leaves
are at least 75 mm thick and the external wall is provided with cavity barriers around all
openings and at the top of the wall-head.
There are merits in testing products in a large scale façade fire test to assess how the
individual components perform in a complete assembly when exposed to a severe fire
emanating from a window or door opening (see annex 2B).
Junctions with roofs - where a separating wall forms a junction with a roof, the junction
should maintain the fire resistance duration of the separating wall in accordance with the
following:
• where the roof has a combustible substrate, the wall should project through the roof to
a distance of at least 375 mm above the top surface of the roof, or
• where the wall is taken to the underside of a roof substrate which achieves European
Classification A1 or A2, the junction should be fire stopped and the roof covering
should be low vulnerability (see guidance to Standard 2.8) for a distance of at least 1.7
m to each side of the centre-line of the wall, or
• in the case of a pitched roof covered by slates nailed directly to sarking and underlay,
the junction between the sarking and wall-head should be fire-stopped as described in
BRE Housing Defects Prevention Unit “Defect Action Sheet (Design)” February 1985
(DAS 8), or
• in the case of a pitched roof covered by slates or tiles fixed to tiling battens and any
counter-battens, the junction between the tiles or slates and the underlay should be
fully bedded in cement mortar (or other fire-stopping material) at the wall-head.

2.3 Structural protection

Mandatory Standard
Standard 2.3
event of an outbreak of fire within the building, the load-bearing capacity of the
building will continue to function until all occupants have escaped, or been
assisted to escape, from the building and any fire containment measures have
been initiated.
2.3.0 Introduction
In order to prevent the premature collapse of the load-bearing structural elements of a
building, appropriate levels of fire resistance duration (see annex 2.A) should be provided
to all element of structure. The purpose of structural fire protection is:
• to minimise the risk to the occupants, some of whom may not evacuate the building
immediately, and
• to reduce the risk to fire-fighters who may be engaged in fire-fighting or rescue
operations.
An element of structure may perform more than one function and it is important that the
appropriate guidance related to the different standards is followed.
The added benefit to structural fire protection means that the risk to people in the vicinity of
the building or in adjoining buildings from collapse of the structure is reduced.
An element of structure is part of a building which is part of a structural frame (beams and
columns), load-bearing (other than part which is only self load-bearing), a floor, or supports
a floor. An example of part of the structure that is only self load-bearing could be a lintel in
a non load-bearing wall. A roof structure should not be considered as an element of
structure unless the roof provides support to an element of structure or which performs the
function of a floor.
converted shall meet the requirement of this standard (regulation 12, schedule 6).
2.3.1 Element of structure

It is essential that during a fire the elements of structure should continue to function. They
should remain capable of supporting and retaining the fire protection to floors, escape
routes and fire access routes, until all occupants have escaped, been assisted to escape
or rescued by the fire and rescue service. In practice, the fire and rescue service could
remain in the building long after it has been evacuated. For this reason, an additional level
of protection is built into the guidance for domestic buildings that varies depending on the
height of the topmost storey of the building.

Table 2.1 Protection of Structural Elements

Height of topmost storey above ground level Fire resistance duration
Not more than 7.5 m short
More than 7.5 m but not more than 18 m medium
More than 18 m but not more than 60 m long [1]
Additional information:
1. An intermediate floor or floors within a flat or maisonette need only have short fire
resistance duration provided the floor or floors do not support or provide lateral
restraint to any part of the structure with a medium or long fire resistance duration.
However the following elements of structure need not be provided with any fire resistance
duration for structural protection:
• an element of structure in a single storey building which does not form part of, or
provide support to, a separating wall, a wall or screen used to protect routes of escape
(see clause 2.0.6) or an external wall which attracts a fire resistance duration (see
guidance to Standard 2.6)
• a gallery floor other than a gallery floor which is wholly or partly enclosed below
• the lowest floor of a building.
An element of structure in a building (other than a high rise domestic buildings) may be
constructed from combustible material provided the construction achieves the appropriate
fire resistance duration.
However, where an element of structure provides support to another element of structure
(or a protected route of escape, see clause 2.0.6) which should be constructed from
products that achieve European Classification A1 or A2, the supporting element of
structure should also be constructed from products that achieve European Classification
A1 or A2 (see annex 2.B).

Where an element of structure provides support to another element of structure (or
provides support to a protected route of escape) which attracts a higher period of fire
resistance duration, the supporting element of structure should have at least the same
period of fire resistance duration.

In general, openings and service penetrations in element of structure need not be
protected from fire unless there is the possibility of structural failure. However where a
large opening or a large number of small openings are formed, careful detailing particularly
at the edge of the opening or service penetration should be carried out in order to maintain
the load-bearing capacity of the element of structure. If in doubt, edge protection should be
provided.

2.3.5 Junctions
The detailing of junctions between relevant parts of a building is described in clauses
2.2.10, 2.4.7 and 2.9.21. Fire-stopping of other junctions is generally not necessary. The
important criteria to consider is the ability of the element of structure to maintain its load-
bearing capacity in a fire in accordance with clause 2.3.1.

2.4 Cavities
Mandatory Standard
Standard 2.4
event of an outbreak of fire within the building, the spread of fire and smoke
within cavities in its structure and fabric is inhibited.
2.4.0 Introduction
Fire and smoke spread in cavities is particularly hazardous because fire can spread quickly
throughout a building and remain undetected by the occupants of the building or by fire
and rescue service personnel. Ventilated cavities generally promote more rapid fire spread
around the building than unventilated cavities due to the plentiful supply of air. Buildings
containing sleeping accommodation pose an even greater risk to life safety and demand a
higher level of fire precautions. For these reasons, it is important to control the size of
cavities and the surfaces exposed in the cavity.
The guidance for protection to cavities should not be assessed in isolation and reference
should be made to the guidance to Standard 2.2 for separation, Standard 2.6 for spread to
adjoining buildings and the guidance to Standard 2.7 for fire spread on external walls.
A cavity is a concealed space enclosed by elements of a building (including, for example,
the void above a suspended ceiling) or contained within a building element, but not a
room, cupboard, circulation space, stair enclosure, lift well, chimney or a space within a
chute, duct, pipe or conduit. For the purposes of this guidance, a cavity includes a roof
space, a service riser or any other space used to run services around the building.
Reference to surfaces in a cavity is intended to include the surface of the enclosing
envelope of the cavity (including insulation material) but excludes timber roof trusses or
lintols, joist ends, pipes, conduits or cables.
6).
2.4.1 Cavity barriers

A cavity barrier means any construction provided to seal a cavity against the penetration of
fire and smoke or to restrict its movement within the cavity.
In order to inhibit fire spread in a cavity, every cavity within a building should have cavity
barriers with at least a short fire resistance duration (see annex 2.A) installed around the
edges of the cavity. This includes for example, around the head, jambs and sill of an
external door or window opening. A cavity barrier should also be installed between a cavity
and any other cavity or between a roof space and any other roof space.

However cavity barriers are not necessary at a junction between two cavity walls each
comprising two leaves of masonry or concrete where both leaves are at least 75 mm thick.
Sealing cavities can sometimes create difficulties, especially where construction
techniques rely on through ventilation of the cavity (see Section 3 Environment) or where
the detailing should take into account the effect of thermal bridging (see Section 6 Energy).
In an external wall, open state intumescent cavity barriers may be used to inhibit fire and
smoke spread and seal the cavity. It is recognised that smoke will spread beyond the
cavity barrier at the incipient and early fire growth phases prior to the intumescent material
reacting to heat but this is not considered to be a major concern as the cavity is ventilated
to atmosphere.
2.4.2 Dividing up cavities

Cavities should be measured either horizontally or vertically, as the case maybe, along the
centre-line of the cavity and not diagonally.
Every cavity should be divided by cavity barriers so that the maximum distance between
cavity barriers is not more than 20 m where the cavity has exposed surfaces which
achieve European Classification A1, A2 or B, or 10 m where the cavity has exposed
surfaces which achieve European Classification C, D, E or F.
Exclusions - cavity barriers are not necessary to divide a cavity:
a. formed by two leaves of masonry or concrete where both leaves are at least 75 mm
thick, or
b. in a ceiling void between a floor and a ceiling constructed in accordance with the
guidance in clause 2.4.3, or
c. between a roof and a ceiling constructed in accordance with the guidance in clause
2.4.3, or
d. below a floor next to the ground where the cavity is either inaccessible or is not more
than 1 m high.
2.4.3 Fire resisting ceilings as an alternative to cavity barriers

Where a ceiling is provided as an alternative to cavity barriers as in clauses 2.4.2b and
2.4.2c, the ceiling should have a short fire resistance duration, and be constructed in
accordance with the following recommendations:
• the ceiling should not be easily demountable
• openings and service penetrations in the ceiling should be protected in accordance
with clause 2.2.9
• the ceiling lining should be constructed in accordance with the guidance to Standard
2.5
• the ceiling may contain an access hatch which, when closed, will maintain the fire
resistance duration of the ceiling.

2.4.4 Cavities in external walls of domestic buildings with a storey at a

height of 11 m or more above the ground
fire that has spread within an external wall or onto an external wall. This is because the
external wall is either inaccessible or is too high above the ground to be within the reach
capability of fire-fighting equipment such as hydraulic platforms or turntable ladders,
therefore, the construction of external walls should not contribute to the development of
fire or contribute to fire spread within cavities or vertical fire spread up the facade of the
building. Fire-fighters may require to cut holes in the external envelope of a building in
order to gain access to the cavity to extinguish or control fire spread in the cavity. This can
be particularly challenging when the cavity is ventilated and the surfaces exposed in the
cavity promote rapid fire spread. See also the guidance to Standard 2.2, Standard 2.6 and
Standard 2.7.
Therefore, in a domestic building with a storey at a height of 11 m or more above the
ground, thermal insulation material situated or exposed within an external wall cavity, or in
a cavity formed by an external wall cladding system, must be constructed of products
which achieve European Classification A1 or A2 (see annex 2.B). However, this does not
apply to insulation in a cavity that is between two leaves of masonry or concrete where
both leaves are at least 75 mm thick and the external wall is provided with cavity barriers
around all openings and at the top of the wall-head.

A cavity barrier should be fixed so that its performance is not affected by:
• movement of the building due to subsidence, shrinkage or thermal collapse in a fire of
any services penetrating it
• failure in a fire of its fixings, or
• failure in a fire of any material or element of structure which it abuts.
However where a cavity barrier is installed in a roof space, there is no need to protect roof
members that support the cavity barrier.

A cavity barrier and a ceiling provided as an alternative to a cavity barrier may contain a
self-closing fire door (or a hatch in the case of a ceiling), or a service opening constructed
in accordance with the guidance in clause 2.2.9.
2.4.7 Junctions
All cavity barriers should be tightly fitted to rigid construction. Where this is not possible as
in the case of a junction with tiles, corrugated sheeting or other forms of construction
containing a cavity, the fire performance of the junction should be maintained. The
guidance to standard 2.2 including fire barriers and fire stopping may be used to satisfy
standard 2.4.

2.5 Internal linings

Mandatory Standard
Standard 2.5
event of an outbreak of fire within the building, the development of fire and
smoke from the surfaces of walls and ceilings within the area of origin is
inhibited.
2.5.0 Introduction
The building contents are likely to be the first items ignited in a fire and are beyond the
scope of this guidance. Materials used in walls and ceilings can however significantly
affect the spread of fire and its rate of growth. Fire spread on internal linings in escape
routes is particularly important because rapid fire spread in protected zones and
unprotected zones could prevent the occupants from escaping.
The use of highly combustible metal composite material panels referred to and defined in
Regulation 8 of the Building (Scotland) Amendment Regulations 2022 is prohibited.
2.5.1 Internal linings

Wall and ceiling surfaces mean the substrate or lining material including any treatment
thereof to restrict flame spread, but excludes any decorative wallpaper or paints. Whilst it is
accepted that such wallpaper or paints are not controlled by the guidance, multiple layers
applied to the face of a wall or ceiling surface can increase flame spread and hence the
fire growth rate. For this reason, multiple layers are not recommended when carrying out
refurbishment work involving the re-decoration of wall and ceiling surfaces.
A protected zone should have wall and ceiling surfaces which achieve European
Classification A1, A2 or B (see annex 2.B).
A room, unprotected zone or protected enclosure should have wall and ceiling surfaces
with a reaction to fire no worse than European Classification C.
Limitations on higher risk surfaces - a room (other than a kitchen) not more than 4 m2
may have wall and ceiling linings with a European Classification D. In a room (other than a
kitchen) more than 4 m2 the wall surfaces may also have a European Classification D
subject to a maximum of 20 m2 where the total area of European Classification D products
is not more than half the floor area of the room.
2.5.2 Assessment of linings

Wall and ceiling linings should be assessed for their reaction to fire characteristics.
Wall linings - the following wall surfaces should be included in the assessment:
• glazing except glazing in doors, and

• any part of a ceiling which slopes at an angle of more than 70º to the horizontal.
However the following surfaces need not be taken into account:
• doors and door frames
• window frames and frames in which glazing is fitted
• skirtings and facings, cover moulds, picture rails, and similar narrow members, or
• fireplace surrounds, mantle shelves and fitted furniture.
Ceiling linings - the following ceiling surfaces should be included in the assessment:
• the surface of glazing, and
• any part of a ceiling which slopes at an angle of 70º or less to the horizontal.
However the following need not be taken into account:
• ceiling hatches and their frames, and
• the frames of windows or rooflights and the frames in which glazing is fitted, or
• facings, cover moulds, picture rails, and similar narrow members.
2.5.3 Plastic glazing

External windows and internal glazing to rooms (but not to protected zone or unprotected
zones) may be fitted with plastic glazing materials which are:
• rigid solid PVC (uPVC), or
• polycarbonate rigid solid sheet at least 3 mm thick, or
• multi-skin polycarbonate sheet at least 10 mm thick overall which achieves European
Classification B or C.
2.5.4 Thermoplastic material

Thermoplastic materials in ceilings, rooflights and lighting diffusers provide a significant
hazard in a fire. Burning droplets can rapidly increase the fire growth rate and the smoke
produced is normally dense and toxic which combine to produce extremely hazardous
conditions. For these reasons, thermoplastic material should not be used in protected
zones or fire-fighting shafts. However thermoplastic materials may still be used with limited
application for some ceilings (see clause 2.5.5), rooflights (see clause 2.5.6) or light fittings
with diffusers (see clause 2.5.7).
A thermoplastic material means any synthetic material that has a softening point below
200º C when tested in accordance with BS EN ISO 306: 2004 Method A120 Plastics -
Thermoplastic Materials - Determination of Vicat softening temperature.
Rigid Thermoplastic TP(a) rigid means:
• rigid solid (solid as distinct from double or multiple-skin) polycarbonate sheet at least 3
mm thick, or
• multi-skinned rigid sheet made from unplasticised pvc or polycarbonate which has
European Classification B or C for reaction to fire, or
• any other rigid thermoplastic product, a specimen of which (at the thickness of the
product as put on the market), when tested in accordance with Method 508A in BS
2782: 2004 performs so that the test flame extinguishes before the first mark, and the
duration of flaming or afterglow does not exceed 5 seconds following removal of the
burner.
Flexible Thermoplastic TP(a) flexible means:
• flexible products not more than 1 mm thick which satisfy the Type C provisions of BS
5867: Part 2: 1980 (1993) when tested in accordance with Test 2 in BS 5438: 1989
(1995) with the flame applied to the surface of the specimens for 5, 15, 20 and 30
seconds respectively, but excluding cleansing procedure.
Semi-rigid Thermoplastic TP(b) semi-rigid means:
• a rigid solid polycarbonate sheet product not more than 3 mm thick, or multiple-skin
polycarbonate sheet products which do not qualify as TP(a) by test, or
• other products which, when a specimen of the material more than 1.5 mm and not
more than 3 mm thick is tested in accordance with Method 508A in BS 2782: 2004,
has a rate of burning which is not more than 50 mm/minute.
2.5.5 Thermoplastic materials in ceilings

A ceiling constructed from thermoplastic materials, either as a suspended or stretched skin
membrane with a TP(a) flexible classification should be supported on all its sides and each
panel should not exceed 5 m2. However this does not apply to a ceiling which has been
satisfactorily tested as part of a fire resisting ceiling system. A ceiling with a TP(a) flexible
classification should not be installed in the ceiling of a protected zone or fire-fighting shaft.
Subject to the recommendations in clauses 2.5.6 and 2.5.7, the use of thermoplastic
materials with a TP(a) rigid or TP(b) semi-rigid classification is unlimited.
2.5.6 Thermoplastic materials in rooflights

Thermoplastic materials (other than TP(a) flexible) may be used in rooflights subject to the
recommendations in the table and diagram below.
Thermoplastic rooflights should also be constructed in accordance with the guidance to
Standard 2.8.
2.5.7 Thermoplastic materials in light fittings with diffusers

Thermoplastic materials may be used in light fittings with diffusers. Where the lighting
diffuser forms an integral part of the ceiling, the size and disposition of the lighting diffusers
should be installed in accordance with the table and diagram below.
However where the lighting diffuser form an integral part of a fire-resisting ceiling which
has been satisfactorily tested, the amount of thermoplastic material is unlimited.
Where light fittings with thermoplastic diffusers do not form an integral part of the ceiling,
the amount of thermoplastic material is unlimited provided the lighting diffuser is designed
to fall out of its mounting when softened by heat.
Table 2.2 Thermoplastic rooflights and light fittings with diffusers

Protected Unprotected zone

zone or and protected Room
fire- fighting enclosure
Classification of shaft
lower surface TP(a) TP(a)
Any TP(a) TP(a)
thermo- flexible flexible TP(b)
rigid rigid
plastic and TP(b) and TP(b)
Maximum area of Not advised No limit 5 m2 No limit 5 m2 1 m2
each diffuser panel
or rooflight (m2)
Maximum total area Not advised No limit 15% No limit 50% 50%
of diffuser panels
or rooflights as a
percentage of the
floor area of the
space in which the
ceiling is located
(%)
Minimum Not advised No limit 3m No limit 3m A distance equal
separation distance to the largest plan
between diffuser dimension of the
panels or rooflights largest diffuser or
(m) rooflight (see
figure 2.2)
1. Smaller panels can be grouped together provided that the overall size of the group and
the space between any others, satisfies the dimensions shown in figure 2.1 below.
2. The minimum 3 m separation in the diagram below should be maintained between
each 5 m² panel. In some cases therefore, it may not be possible to use the maximum
percentage quoted.
3. TP(a) flexible is not recommended in rooflights.

Figure 2.1 Layout restrictions on thermoplastic rooflights and light fittings with
diffusers
Figure 2.2 Layout restrictions on small TP(b)rooflights and light fittings with
diffusers

1. X = Maximum dimension of the largest diffuser or rooflight above.
2. Y = Maximum dimension of the smallest diffuser or rooflight above.
2.5.8 Sandwich panels

A sandwich panel is a factory-made, non load-bearing component of a wall, ceiling or roof
consisting of a panel having an insulated core filling the entire area between sheet metal
outer facings, which may or may not have decorative and/or weatherproof coatings.
A sandwich panel used for internal walls or linings should achieve European Classification
A1 or A2.

2.6 Spread to neighbouring buildings

Mandatory Standard
Standard 2.6
event of an outbreak of fire within the building, the spread of fire to
neighbouring buildings is inhibited.
2.6.0 Introduction
In order to reduce the danger to the occupants of other buildings, one building should be
isolated from another by either construction or distance. The distance between a building
and its relevant boundary is dictated by the amount of heat that is likely to be generated in
the event of fire. This will be influenced by the extent of openings or other unprotected
areas in the external wall of the building.
The guidance for fire spread to neighbouring buildings should not be assessed in isolation
and reference should be made to the guidance to Standard 2.4 for fire spread in cavities
and the guidance to Standard 2.7 for fire spread on external walls.
6).
2.6.1 Fire resistance duration of external walls

Apart from unprotected areas, as described in clause 2.6.2, external walls should have:
• short fire resistance duration, if more than 1 m from the boundary, or
• medium fire resistance duration, if not more than 1 m from the boundary.
However short fire resistance duration is sufficient even if not more than 1 m from the
boundary, for the following:
• a detached building ancillary to a dwelling comprising a garden hut or store, or a
building for keeping animals, birds or other livestock for domestic purposes
• a conservatory or porch attached to a dwelling, or
• a garage wall.
Fire resistance duration need not be provided for a building ancillary to a dwelling,
comprising a carport, covered area, greenhouse, summerhouse, or swimming pool
enclosure unless the building contains oil or liquefied petroleum gas fuel storage (see
section 3 and section 4).

2.6.2 Unprotected area

An unprotected area means any part of an external wall (including a door or window
opening) which does not attain the appropriate fire resistance duration as recommended in
the table to clause 2.6.1.
An unprotected area does not include a fixed unopenable window where the frame and
glazing has the appropriate fire resistance duration. Any wallhead fascia, soffit or barge
board, or any cavity vents or solum vents may also be excluded from the unprotected area
calculation (for external wall cladding see clause 2.6.4).
Up to 500 mm from boundary - where the external wall of a building is not more than 500
mm from the boundary there should be no unprotected area, other than any wallhead
fascia, soffit or barge board, or any cavity vents or solum vents.
Up to 1 m from boundary - where the external wall of a building is more than 500 mm but
not more than 1 m from the boundary, the level of unprotected area is limited to:
a. the external wall of a protected zone
b. an area of not more than 0.1 m2, which are at least 1.5 m from any other unprotected
area in the same wall
c. an area of not more than 1 m2, which are at least 4m from any other unprotected area
in the same wall (the 1 m2 unprotected area may consist of two or more smaller areas
which when combined do not exceed an aggregate area of 1 m2).
2.6.3 The simple geometry method

More than 1 m from boundary - where the external wall of a building is more than 1 m
from the boundary the amount of unprotected area (in square metres) may be equivalent
to six times the distance (in metres) to the boundary. Therefore if the distance to the
boundary is at least 1 m, the unprotected area should not exceed 6 m², if the distance to
the boundary is at least 2 m, the unprotected area is 12 m², and so on.
Where the external wall of a building is more than 6 m from the boundary, the amount of
unprotected area is unlimited.
The use of the simple geometry method described above is limited to buildings which are
more than 1 m from the boundary, not more than 9 m in height, and the length of the side
of the building facing the boundary is not more than 24 m. Any external side of a building
which makes an angle of more than 800 with the plane of reference can be ignored in the
calculation of unprotected area. The diagram below provides a typical example of a
conservatory attached to a house.

Figure 2.3 Conservatory example
Where a domestic building exceeds these limits, reference could be made to the Enclosing
Rectangle Method (Table B) contained in the non-domestic guidance document or the
Building Research Establishment Report ‘External fire spread: building separation and
boundary distances’ (BR 187, 1991). In these cases, for the purpose of calculating the
enclosing rectangle, a separating wall or separating floor should be regarded as a
compartment wall or compartment floor.
2.6.4 External wall cladding

External wall cladding may contribute to the radiant heat flux from a fire and should be
considered when calculating the amount of unprotected area. Additional guidance on
external wall cladding systems is provided in the guidance to Standards 2.2, 2.4, 2.7 and
annex 2.B.
All situations – The use of highly combustible metal composite material panels referred to
and defined in Regulation 8 of the Building (Scotland) Amendment Regulations 2022 is
prohibited.
Not more than 1 m from a boundary - External wall cladding not more than 1 m from a
boundary should achieve a European Classification A1 or A2 and can be excluded from
the calculation of unprotected area.
More than 1 m from a boundary - Fire within the building may break out through a
window or door opening and as a consequence, the cladding, once ignited, would
contribute to the heat generated from the fire. Therefore where the cladding is more than 1
m from a boundary and is constructed from products more than 1 mm thick that has
European Classification B, C, D or E (as described in annex 2.B), the cladding should be
included in the calculation of unprotected area.
Storey height 11 m or more above the ground - Regardless of the distance from the
boundary, any external wall cladding system attached to a domestic building with a storey
height 11 m or more above the ground must be constructed from products which achieve

European Classification A1 or A2 (Also, see guidance to standards 2.2, 2.4, 2.7 and annex
2.B).
Houses – External wall cladding to a house (other than a house with a storey at a height
of 11 m or more above the ground) need not achieve European Classification A1 or A2
where the external wall has the appropriate fire resistance duration and the cladding
achieves European Classification B. In such cases the cladding may be excluded from the
unprotected area calculation regardless of openings.
Every part of an external wall including an external wall cladding system (see clause 2.7.1
and annex 2.B) not more than 1 m from a boundary or the external wall of a high rise
domestic building, should be constructed from products which achieve European
Classification A1 or A2. This does not apply to insulation exposed in a cavity that is
between two leaves of masonry or concrete where both leaves are at least 75 mm thick,
and which has a cavity barrier around all openings in the wall and at the top of the wall-
head.
However a structural frame and any thermal insulation material in the frame not more than
1 m from a boundary may be constructed from combustible products provided:
• no storey height is more than 18 m, and
• the recommendations in clauses 2.6.1 and 2.6.2 have been followed, and
• any external wall cladding system (see clauses 2.6.4, 2.7.1 and annex 2.B) is
constructed from products which achieve European Classification A1 or A2.
See the guidance to Standards 2.2, 2.4 and 2.7 for additional guidance in relation to
cavities and external wall cladding systems.

Where an element of structure provides support to an external wall (including external wall
cladding) which has a fire resistance duration (as recommended in the guidance to
clauses 2.6.1 and 2.6.2) the supporting element of structure should also have at least the
same fire resistance duration.

2.7 Spread on external walls

Mandatory Standard
Standard 2.7
Every building must be designed and constructed in such a way, having regard
to the height, use and position of the building, that in the event of an outbreak of
fire within the building, or from an external source, the spread of fire on the
external walls of the building is inhibited.
2.7.0 Introduction
There is a risk of fire spread on the external walls of a building. Fire could break out
through a window or door opening and spread onto the external walls. External walls close
to the boundary are also at risk as they may be exposed to direct flame impingement or
radiant heat flux from a fire in an adjoining building or other external source.
Vertical and horizontal fire spread between dwellings should be inhibited by the
construction of separating walls and floors and the provision of fire barriers and cavity
barriers. See guidance to Standards 2.4 and 2.7.
fire that has spread onto or within an external wall high above the ground. This is because
the external wall is either inaccessible or is out with the reach capability of fire-fighting
equipment. Therefore, the construction of external walls in taller buildings should not
contribute to the development of fire or contribute to vertical fire spread up the facade of
the building. The 11 m storey height in clause 2.7.1 and clause 2.7.2 is based on the reach
capability of a fire and rescue service ground mounted water jet where there is sufficient
pressure and flow in the water main. Designers are encouraged to seek early advice from
the fire and rescue service if they wish to vary from the guidance where, for example, the
facade is accessible to high reach appliances. Also, see Regulation 8 and annex 2.B for
exceptions.
The guidance for fire spread on external walls should not be assessed in isolation and
reference should be made to the guidance to Standard 2.4 for fire spread in cavities and
the guidance to Standard 2.6 for fire spread to neighbouring buildings.
Green walls (also called living walls) have become popular in recent years. Best practice
guidance can be found in ‘Fire Performance of Green Roofs and Walls’ published by the
Department of Communities and Local Government.”
The Building Standards Futures Board has been established to improve the performance,
expertise, resilience and sustainability of the Scottish building standards system. A key
work stream currently under development is the creation of a Compliance Plan to ensure
that designs, receiving a building warrant, are constructed in accordance with the building
regulations and approved drawings. External wall cladding systems and specified

attachments are considered safety critical features. In the interim, documented evidence of
proof of compliance should be submitted to the local authority verifier which demonstrates
that the system as approved has been constructed in accordance with the building
warrant.
6).
2.7.1 External wall cladding systems

External wall cladding systems attached to a domestic building or sheltered housing
complex having any storey at a height of more than 11 m above the ground, must be
constructed of products which achieve European Classification A1 or A2, subject to some
limited exceptions (see Regulation 8 and annex 2.B).
External wall cladding systems - means non load-bearing components attached to the
buildings structure, for example, composite panels, clay or concrete tiles, slates, pre-cast
concrete panels, stone panels, masonry, profiled metal sheeting including sandwich
panels, rendered external thermally insulated cladding systems, glazing systems, timber
panels, weather boarding and ventilated cladding systems. For the purposes of
compliance with the building regulations and associated standards, external wall cladding
systems also include spandrel panels and infill panels. Many systems incorporate support
rails, fixings, thermal insulation, fire barriers and cavity barriers located behind the outer
cladding.
Sheathing or backing board - attached to and providing structural support to the frame is
not considered to form part of the external wall cladding system. However, where
combustible sheathing or backing board is proposed in any building with a storey 11 m or
more above the ground, a large scale facade fire test should be carried out (see annex
2.B).
Service penetrations - service penetrations such as flues, pipes, ducts or cables are not
considered to be components forming part of an external wall cladding system.
All situations - the use of highly combustible metal composite material panels referred to
and defined in Regulation 8 of the Building (Scotland) Amendment Regulations 2022 is
prohibited.
External wall cladding more than 1 m from a boundary may be constructed from
combustible products which achieve European Classifications B, C, D or E. This guidance
does not apply to domestic buildings having a storey at a height 11 m or more above the
ground (see Regulation 8 and annex 2.B).
External wall cladding not more than 1 m from a boundary should achieve European
Classification A1 or A2 except cladding to a house where:
• the cladding achieves a European Classification B,
• the wall behind the cladding has the appropriate fire resistance duration from both
sides, and
• the topmost storey is less than 11 m above the ground.

2.7.2 Specified attachments

There is a risk of vertical fire spread from specified attachments to an external wall
including balconies, solar panels and solar shading. Fire-fighters may not be able to apply
a water jet from a fire-fighting hose directly onto a fire that has spread onto specified
attachments high above the ground.
Where a relevant building has a storey at a height of 11 m or more above the ground,
specified attachments must be constructed of products achieving European Classification
A1 or A2.
Where a building (other than a relevant building) has a storey at a height of 11 m or more
above the ground, specified attachments should also be constructed of products achieving
European Classification A1 or A2.
Extendable and retractable solar shading products such as awnings and canopies are not
considered to be fixed solar shading attachments within the context of Regulation 8.
However, awnings and canopies should still be considered on a risk based approach to
assess the potential for vertical fire spread in accordance with Standard 2.7. For example,
multiple canopies vertically aligned on every storey of a building having a storey at a
height of 11 m or more above the ground possess a much greater risk of vertical fire
spread compared with an awning or canopy located on the ground or basement storey
only.
Signage is not considered to form part of an external wall cladding system or specified
attachment.

2.8 Spread from neighbouring buildings

Mandatory Standard
Standard 2.8
event of an outbreak of fire in a neighbouring building, the spread of fire to the
building is inhibited.
2.8.0 Introduction
Buildings are at risk from fires starting beyond their boundaries. The area of greatest
vulnerability is the roof and there may be a risk of ignition or penetration by burning
brands, flames or heat. The degree of protection for roof coverings is dependent upon the
distance to the boundary.
A roof covering consists of one or more layer of material such as felt, tiles, slates,
sandwich panels etc., but is not intended to include the whole of the roof structure. Solar
roof panels should be regarded as forming part of the roof covering and as such should be
able to resist ignition from an external source. Most solar panels are glazed and their
ability to inhibit fire spread can be determined by the thickness of glass which makes up
the panel (see table to annex 2.C).
A roof covering or roof light which forms part of an internal ceiling lining should also follow
the guidance to Standard 2.5 Internal linings.
Green roofs have become popular in recent years. Best practice guidance can be found in
‘Fire Performance of Green Roofs and Walls’ published by the Department of
Communities and Local Government.
6).
2.8.1 Roof coverings

The possibility of direct flame impingement from neighbouring buildings is greater where
the roof covering of the building is close to the boundary. Whilst much will depend on the
fire dynamics and the velocity and direction of the wind, burning brands are also likely to
be more intense. For these reasons, the vulnerability of a roof covering is determined in
relation to the distance of a building to the boundary.
Not more that 6 m from boundary - the roof of a building, including any rooflights, but
excluding any wallhead fascia, flashing or trim, boxed gutters, soffit or barge boards,
should have a low vulnerability if not more than 6 m from the boundary. Common materials
that normally attain the criterion include, slates, tiles, glazing, sandwich panels and certain
plastic materials as described the table to annex 2.C.

More than 6 m but not more than 24 m from boundary - the roof of a building, including
any rooflights, but excluding any wallhead fascia, flashing or trim, boxed gutters, soffit or
barge boards, should have a low or a medium vulnerability if more than 6 m but not more
than 24 m from the boundary. Common materials that normally attain the criterion include
felts and certain plastic materials as described in the table to annex 2.C.
More than 24 m from boundary - where a building is more than 24 m from the boundary,
the roof may be of any material, including materials of high vulnerability classification.

2.9 Escape
Mandatory Standard
Standard 2.9
event of an outbreak of fire within the building, the occupants, once alerted to
the outbreak of the fire, are provided with the opportunity to escape from the
building, before being affected by fire or smoke.
2.9.0 Introduction
If a fire starts in a dwelling, occupants within the dwelling of fire origin should be provided
with at least one route of escape through an exit door which leads to a place of safety
outside the building. Occupants in dwellings may not be aware of the speed that fire can
spread and if they are asleep are more likely to delay their escape. Therefore, it is
important that a fire alarm is installed to provide occupants with early warning of fire (see
Standard 2.11). In some cases, a fire alarm alone may not be sufficient and a protected
route within the dwelling may be necessary due to the height that occupants are located
above the ground. Occupants in dwellings located near the ground have the added benefit
of access to windows to escape in an emergency.
Once outside flats or maisonettes, occupants may still need to escape through common
areas within the building to reach a place of safety. This is termed an ‘escape route’. The
building should be designed to inhibit fire and smoke spread into the escape route. Where
occupants have only one means of escape from the building, automatic smoke ventilation
is normally provided to help remove any smoke and heat that may enter the escape route.
Following the outbreak of fire anywhere in the building, there may be residents located in
common lounges, communal laundry rooms and solid waste storage rooms. Service
engineers may also be working in service spaces, plant rooms and lift machine rooms for
example. These occupants should also be provided with the opportunity to escape from
the building following a fire. The non-domestic Technical Handbook should be used for
guidance on travel distances within ancillary rooms and for escape routes serving such
rooms.
In flatted accommodation, it is common practice for the fire and rescue service to intervene
and commence fire-fighting and rescue operations before all occupants have made their
escape to a place of safety. However compliance with Standard 2.9 should reduce the risk
of occupants becoming trapped by fire and smoke.
If a fire has accidentally or deliberately been set in the common stair, the escape route
may become impassable. In such cases occupants should be able to remain safely inside
the building until the fire has burnt itself out or until the fire has been contained and it is
safe to use the escape route.
Fire protection measures used to protect routes of escape and to provide a safe refuge
include a combination of passive and active protection. Walls, floors, and doors can
provide good passive fire protection. Active systems such as automatic detection,

automatic smoke ventilation and automatic suppression are designed to activate in the
earlier stages of fire development to provide early warning, control heat and smoke and
inhibit fire growth. All escape strategies incorporate a combination of passive and active
fire protection measures.
Exclusions and obstacles to escape - a lift should not be used for escape because there
is a risk that the lift could malfunction during the outbreak of fire. Fire-fighters may use a
fire-fighting lift to rescue injured occupants but this is matter for the fire and rescue service
to decide, following a risk assessment at the incident.
Fixed ladders are considered to be too dangerous for residents to use for escape however
a fixed ladder may be used from a lift machine room or a plant room provided it is not a
place of special fire risk. These rooms will only be used intermittently by engineers who
are likely to be familiar with and trained in the use of fixed ladders.
Locking devices on final exit doors and on escape windows should not prevent occupants
escaping from the building. The intention is to assist escape, but not to exclude the use of
locks or other safety devices (see Section 4 Safety). Permanent obstructions such as fixed
security grills should not be used on final exit doors or escape windows.
2.9.1 Escape within dwellings - general principles

The time occupants need to escape varies enormously and is dependent on a number of
risk factors including, early warning of fire, the occupant characteristics, the number of exit
doors, the area of an individual storey within a dwelling, the height of the topmost storey
above the ground or depth of the storey below ground.
Early warning of fire is one of the key fire safety measures to provide occupants with
sufficient time to escape from the building before being overcome from the effects of fire
and smoke. Sleeping occupants will react more slowly and it is important that they
receive the earliest possible warning of the outbreak of fire within the dwelling. Guidance
to Standard 2.11 provides recommendations for the installation of fire detection and alarm
systems in domestic buildings.
The occupant characteristics in dwellings are wide ranging and therefore impossible to
quantify in building standards. The guidance in the Handbooks assumes that the
occupants are capable of moving or being moved to a place of safety. For dwellings that
require to be licensed as a house in multiple occupation, or where a care service is
provided for the occupants, additional fire protection measures may be required to satisfy
other legislation (see 2.0 Introduction).
The number of exit doors from a dwelling is important. If every floor in every dwelling has
2 or more exit doors which lead to a place of safety, the risk that occupants could become
trapped by fire and smoke would be low and the fire protection measures would be
minimal. However this is not practical to achieve in the majority of cases and as a result,
the guidance recommends that every dwelling should be provided with at least 1 exit door.
The area of an individual storey within a dwelling has an impact on the time occupants
have available for escape from a fire originating in the dwelling. A dwelling with an
individual storey more than 200 m2 is outside the scope of the guidance (see 2.0
Introduction). In such cases, an alternative approach (see clause 2.0.8) based on the

guidance contained in this handbook may be appropriate but the need for additional exits
and additional fire protection measures would need to be considered on a case by case
basis.
Height of storey above ground - increased height brings extra risk, both in the time
needed for escape and the difficulties posed to the fire and rescue service in attempting to
assist evacuation, effect rescue or fight fires. Therefore, the fire protection measures
increase with the storey height of the building.
Dwellings on sloping sites may have certain rooms located deeper below or higher above
the adjacent ground level than other rooms. In such cases, the storey depth below the
adjacent ground or storey height above the adjacent ground from each room may be
assessed individually and the guidance followed accordingly.
The scope of the guidance is limited to those storeys at a depth of not more than 4.5 m
below the adjacent ground level and to those buildings with no storey at a height of more
than 60 m (approximately 20 storeys) above the adjacent ground (see 2.0 Introduction).
2.9.2 Escape within dwellings - options

In the event of an outbreak of fire, every dwelling should be provided with at least one
route of escape through an exit door which leads ultimately to a place of safety. The route
within a dwelling will normally comprise a combination of rooms and circulation spaces.
Where the dwelling has more than one storey such as houses and maisonettes, the
occupants may be located on a storey where their only means of escape is by way of a
private stair towards the floor of fire origin. The occupants would then need to negotiate
the fire floor before reaching the exit door from the dwelling and therefore the guidance
recognises the increased risk in multi-storey dwellings.
The following table summarises the recommendations for escape within dwellings. For
example, a typical 2 storey house would normally have a topmost storey not more than 4.5
m and from the following table should be provided with at least one route of escape
through an exit door, early warning (smoke and heat alarms) and escape windows.
Table 2.3 Escape within houses (other than social housing dwellings)
Height of topmost storey above or

Summary of Recommendations [1] [2]
basement depth below adjacent ground
Basement storey at a depth of not more than At least one escape route, and
4.5 m (see clause 2.9.3) • early warning [3], and
• either
a. escape windows (see clause 2.9.4),
or
b. alternative exit (see clause 2.9.6)
Not more than 4.5 m At least one escape route, and
• early warning [3], and
• escape windows (see clause 2.9.4)


More than 4.5 m but not more than 7.5 m [4] At least one escape route, and
• escape windows (see clause 2.9.4),
and
• either
a. protected enclosure (see clause
2.9.5), or
b. suppression [5] and enhanced early
warning (see clause 2.9.7)
More than 7.5 m [4] but not more than 18 m At least one escape route, and
[4] • early warning [3], and
and
• protected enclosure (see clause 2.9.5),
and
• either
a. alternative exit (see clause 2.9.6),
or
b. suppression [5]
1. No storey height more than 18 m (see clause 2.0.3).
2. No dwelling with a storey area more than 200 m2 (see clause 2.0.3).
3. See guidance to Standard 2.11 for early warning systems.
4. See guidance to Standard 2.14 for explanation of 7.5 m and 18 m trigger heights and
additional fire-fighting facilities.
5. See guidance to Standard 2.15 for suppression systems.
Table 2.4 Escape within flats and maisonettes (other than social housing dwellings)
basement depth below adjacent Summary of Recommendations [1] [2]
ground
Basement storey at a depth of not more At least one escape route, and
than 4.5 m (see clause 2.9.3) • early warning [3], and
• suppression [5], and
• either:
a. alternative exit (see clause 2.9.6), or
b. escape windows (see clause 2.9.4)



basement depth below adjacent Summary of Recommendations [1] [2]
ground
More than 4.5 m but not more than At least one escape route, and
7.5 m [4] • early warning [3], and
• escape windows (see clause 2.9.4), and
• either
a. enhanced early warning (see clause
2.9.7), or
b. protected enclosure (see clause 2.9.5)
Maisonettes more than 7.5 m [4] but At least one escape route, and
not more than 60 m • early warning [3], and
• either
a. alternative exit (see clause 2.9.6) and
enhanced early warning (see clause
2.9.7), or
Flats more than 7.5 m [4] but not more At least one escape route, and
than 60 m • early warning [3], and
• either
2.9.7), or
2. No dwelling with a storey area more than 200 m² (see clause 2.0.3).

Table 2.5 Escape within Social Housing Dwellings

Basement storey at a depth of not more than At least one escape route, and
4.5 m (see clause 2.9.3) • early warning [3], and
• either
a. alternative exit (see clause 2.9.6),
or
b. escape windows (see clause 2.9.4)
More than 4.5 m but not more than 7.5 m [4] At least one escape route, and
and
• either
2.9.7), or
b. protected enclosure (see clause
2.9.5)
Houses more than 7.5 m [4] but not more At least one escape route, and
than 18 m [4] • early warning [3], and
and
• either
a. alternative exit (see clause 2.9.6)
and enhanced early warning (see
clause 2.9.7), or
2.9.5)
Maisonettes more than 7.5 m [4] but not more At least one escape route, and
than 60 m • early warning [3], and
and
• either
a. alternative exit (see clause 2.9.6)
and enhanced early warning (see
clause 2.9.7), or
2.9.5)


Flats more than 7.5 m [4] but not more than At least one escape route, and
60 m • early warning [3], and
and
• either
2.9.7), or
2.9.5)
2. No dwelling with a storey area more than 200 m2 (see clause 2.0.3).
2.9.3 Escape within dwellings - basement storeys

A basement storey may have no windows or a limited number of ventilators which can
cause a significant build up of heat and smoke. The fire may become suppressed as the
oxygen is depleted however if the door to the basement storey (or room of fire origin) is
opened, the sudden intake of air together with the release of hot fire gases can cause an
explosive event known as a backdraught. This rapid fire spread places occupants on the
ground or upper storeys at greater risk. Therefore, the private stair serving the basement
storey should be separated at the ground storey by construction having a short fire
There is a risk that occupants in a basement storey could become trapped following the
outbreak of fire. This is because windows are often positioned too high above the floor
level to access with ease or they may lead to an enclosed space below the adjoining
ground level from which there is no escape. Therefore, an alternative exit (see clause
2.9.6) should be provided from the basement storey unless escape windows are provided
from every basement apartment.
2.9.4 Escape within dwellings - escape windows

Occupants in a basement storey or in an upper storey at a height of not more than 4.5 m
may have access to escape windows. The use of windows for escape should only ever be
considered in an emergency situation as a last resort and should not form part of the
principal route of escape. Where occupants are trapped on upper storeys, they can use
the window to call for assistance or to supply fresh air whilst awaiting rescue. If conditions
within the room become untenable, the occupant can use the window to escape and lower
themselves to the adjoining ground. This inevitably involves some degree of risk and

windows in a storey at a height of more than 4.5 m are considered to be too high above
the adjacent ground from which to escape. Therefore, an escape window should be
provided in every apartment on an upper storey at a height of not more than 4.5 m above
the adjacent ground. However this is not necessary where there is an alternative route of
escape from the apartment to other circulation spaces or to other rooms.
Occupants within an inner room can become trapped where there is an outbreak of fire in
the adjoining access room. Therefore, every inner room on a storey at a height of not more
than 4.5 m above the adjacent ground level should be provided with an escape window
unless the inner room has an alternative route of escape.
Escape windows should be large enough to escape through and should be situated in an
external wall or roof. The windows should have an unobstructed openable area that is at
least 0.33 m2 and at least 450 mm high and 450 mm wide. The route through the window
may be at an angle rather than straight through and the bottom of the openable area
should be not more than 1100 mm above the floor.
Conservatories - the location of conservatories also presents some difficulties in relation
to escape windows. Where a conservatory is located below an escape window
consideration should be given to the design of the conservatory roof to withstand the loads
exerted from occupants lowering themselves onto the roof in the event of a fire. However
the choice to construct a more robust roof and frame is a matter of preference and the
decision to do this should remain with the owner.
2.9.5 Escape within dwellings - protected enclosure

Occupants in apartments (e.g. lounges, bedrooms etc) may be asleep during the outbreak
of fire. Where they are located on an upper storey and it is not practical to provide an
escape window due to the height above the adjacent ground there is a greater risk of
becoming trapped by fire and smoke. For this option (see tables to clause 2.9.2), every
apartment on a storey at a height of more than 4.5 m above the adjacent ground should
provide direct access to a protected enclosure which leads to an exit door.
Protected enclosures should be designed and constructed to withstand fire in an adjoining
room or space. The protected enclosure should form a complete enclosure having a short
fire resistance duration. Every door in the wall of a protected enclosure (other than a door
serving sanitary accommodation) should be a self-closing fire door with a short fire
resistance duration. A cupboard door need not be self-closing unless there is an ignition
source within the cupboard such as an electrical distribution board or a boiler.
2.9.6 Escape within dwellings - alternative exits

For this option (see table to clause 2.9.2), every upper storey in a house or maisonette at a
height of more than 7.5 m above the adjacent ground should be provided with an
alternative exit. The intention is to reduce the risk that occupants could become trapped
within their own dwelling and provide them with the opportunity to turn away from the fire
on the floor of fire origin and make their escape in the other direction. Where the second
route of escape is by way of another private stair, the stair should be enclosed in a
protected enclosure which leads to an alternative exit.

2.9.7 Escape within dwellings - open plan option with suppression

and enhanced early warning
Open plan layouts are becoming more popular with modern living styles. For this option
(see tables to clause 2.9.2), the following guidance should be followed for open plan
layouts provided the kitchen is remote from the exit door.
Where the topmost storey height is more than 4.5 m above the adjoining ground an
automatic life safety fire suppression system and an enhanced early warning system
should be installed to protect the occupants. In a slower developing fire, the early warning
system should provide the occupants with sufficient time to escape and in those cases
where the fire develops quickly, the suppression system should control the fire giving the
occupants the opportunity to escape.
The automatic life safety fire suppression system should be designed and installed in
accordance with BS 9251: 2014.
The enhanced early warning system should follow the guidance in BS 5839: Part 6: 2019
for a grade D, category LD1 system. Where this option is adopted in sheltered housing
complexes, a grade C system should be installed (see Standard 2.11).
2.9.8 Escape within dwellings - ducted heating and ventilation

systems
Ducted heating or ventilation systems should not transfer fire and smoke from the room of
fire origin to the remainder of the dwelling. Therefore, where a dwelling has a basement
storey or a storey at a height of more than 4.5 m and is provided with a system of ducts
that connect rooms and circulation spaces:
• transfer grilles should not be fitted between any room and the protected enclosure,
and
• supply and return grilles should be not more than 450 mm above floor level, and
• where warm air is ducted to a protected enclosure, the return air should be ducted
back to the heater, and
• where a duct passes through any wall, floor, or ceiling of a protected enclosure, all
joints between the duct and the surrounding construction should be fire stopped, and
• there should be a room thermostat in the living room, at a height more than 1370 mm
and not more than 1830 mm, with an automatic control which will turn off the heater,
and actuate any circulation fan should the ambient temperature rise to more than
35 °C, and
• where the system recirculates air, smoke detectors should be installed within the duct
to cause the recirculation of air to stop and direct all extract air to the outside of the
building in the event of fire.
Fire dampers should be installed where the ducts pass through fire resisting construction
or alternatively fire resisting ductwork should be provided. In either case, the fire
resistance duration of the construction should be maintained.

2.9.9 Escape routes - general principles

Once occupants have left the flat, maisonette or any other ancillary room or space, they
should be protected from fire and smoke to allow them sufficient time to escape from the
building in relative safety. Those occupants who are remote from the fire are more likely to
be unaware of the outbreak and may delay their evacuation. People also move more
slowly on stairs than they do on the level and will take longer to evacuate tall buildings with
many flights of stairs.
The fire dynamics can be significantly different in tall buildings. The effect of the wind may
be greater which could accelerate the speed, direction and intensity of the fire. For
example, if a window is open or breaks under fire conditions or the door to the dwelling of
fire origin is opened, the wind could accelerate fire growth to such an extent that the entire
flat or maisonette becomes fully involved in the fire. The wind direction might also induce
cross flows of fire and smoke that could endanger fire-fighters entering the dwelling and
any occupants attempting to escape from adjoining dwellings.
A further risk in high rise domestic buildings is the loss of smoke buoyancy in tall shafts
such as stairs which may cause stratification of smoke before it reaches the smoke
ventilator at the top of the stairwell. Fire and rescue service equipment has a reach
capability of 30 m but may not have access to all elevations of the building (See guidance
to Standard 2.14). Therefore, in order to improve redundancy and escape route options in
tall buildings, at least two escape stairs should be provided to every domestic building with
a storey height more than 18 m above the ground level.
2.9.10 Escape routes - options

The guidance assumes that in most cases, a fire will start inside a dwelling or other
ancillary room or space within the building. Therefore, at least one escape route should be
provided from every flat, maisonette and from the following ancillary rooms or spaces
serving a domestic building:
• communal room e.g. a communal lounge or laundry in a sheltered housing complex
• plant room
• solid waste storage room
• store room
• lift machine room, and
• accessible service duct or cupboard.
The above list is not intended to be comprehensive and any other room or space should
be provided with at least one escape route. The non-domestic Technical Handbook should
be used for guidance on travel distances within ancillary rooms and escape routes serving
such rooms. A parking garage is a non-domestic building but may be mixed use, see
clause 2.9.17.
There are many options available to designers when considering escape routes in
buildings containing flats and maisonettes. These options can be subdivided into 2 broad
categories:
• internal escape routes e.g. protected corridors and protected stairs, and

• external escape routes e.g. protected balconies or protected external escape stairs.
Standard 2.15 requires an automatic fire suppression system to be installed within flats
and maisonettes and social housing dwellings. In certain circumstances (see table 2.4),
there is no need to provide protected lobbies (see clause 2.9.13) between the dwellings
and the escape stair. However there is a risk that the fire protection measures may not be
maintained by the occupants of the building and as a result, the number of dwellings
should be limited to 4 dwellings per storey and no storey is at a height of more than 7.5 m
above the adjacent ground level. The intention is to limit the size and height of a domestic
building where some reliance is placed on fire precautions within a dwelling that also
protects the common escape route.
Escape routes in common areas should be sterile areas. The limitation on travel distance
within protected lobbies is intended to reduce the time it takes occupants to escape and to
reduce their potential exposure to smoke following an outbreak of fire in the building.
Automatic smoke ventilation should be provided within every protected lobby serving a
single escape stair in a domestic building to improve tenability conditions within the escape
route. More detailed guidance can be found in the BS EN 12101 series of standards.
The following table summarises the recommendations when designing buildings
containing flats and maisonettes(including social housing dwellings) and any ancillary
rooms.
Table 2.6 Escape routes from flats and maisonettes (including social housing
dwellings) and any ancillary rooms
Height of topmost storey above or basement Summary of Recommendations [1]
depth below adjacent ground
A basement storey (see clause 2.9.11) at a depth At least one escape route and
not more than 4.5 m (if applicable) • not more than 4 dwellings per
and/or a topmost storey not more than 7.5 m [2] storey, or
At least one escape route, and:
• protected lobbies (see clause
2.9.13), and
• smoke ventilation (see clause 2.9.14
– 2.9.16), and
• not more than 10 m travel distance
inside protected lobby, or
At least two escape routes [3], and
in protected corridor
More than 7.5 m but not more than 18 m [2] At least one escape route, and:
• protected lobbies (see clause
2.9.13), and
• smoke ventilation (see clauses
2.9.14 – 2.9.16), and
inside protected lobby, or
At least two escape routes [3], and:

Height of topmost storey above or basement Summary of Recommendations [1]

depth below adjacent ground
More than 18 m [2] but not more than 60 m At least two escape routes [3], and:
1. See diagrams for guidance on measurement of travel distance.
2. See guidance to Standard 2.14 for explanation of 7.5m and 18m trigger heights and
3. Where two escape stairs are provided in a central core they should be separated from
each other by a protected lobby or lobbies with automatic smoke ventilation.
Figure 2.4 Ground Floor - One Escape Route

Figure 2.5 Upper Floor - Two Escape Routes
Figure 2.6 Upper Floor with Dead Ends

2.9.11 Escape routes - basement storeys

A basement storey with insufficient ventilation can cause a significant build up of heat and
smoke. If the door to the basement storey is opened, the sudden intake of air together with
the release of hot fire gases can cause an explosive event known as a backdraught which
can create significant flaming through the door opening. There is also a risk that
disoriented occupants could continue their escape to the basement storey instead of
escaping through the ground storey. In order to minimise these risks, a medium duration
fire resisting wall or screen (including a self-closing fire door) should be provided in the
protected zone at the ground storey to separate the basement storey from the remainder
of the protected zone.
2.9.12 Escape routes - protected zones

Protected zones are intended to provide a place of relative safety inside the building.
Occupants using the escape stair should be safe from the effects of fire and smoke during
their evacuation to a place of safety. The enclosing structure of a protected zone should
have at least a medium fire resistance duration. In the case of a high rise domestic
buildings the protected zone should have a long fire resistance duration. Self-closing fire
doors in the enclosing structure of a protected zone need only achieve a short fire
resistance duration and in the case of a high rise domestic building, a medium fire
External walls adjacent to protected zones - if a protected zone has an external wall
that projects beyond the face of a building or is set back in a recess, the protected zone
may be vulnerable if fire breaks out through an adjacent window, door or other opening.
Radiated heat or flames from the fire may impede occupants using the protected zone to
escape.
Therefore, where any part of an external wall of a protected zone is not more than 2 m
from, and makes an angle of not more than 135 degrees with any part of an external wall
in another part of the building, the protected zone should be protected against fire for a
distance of 2 m by construction which provides a medium fire resistance duration. The
designer can choose which wall should be fire resisting and may include fire resisting
facades or other fixed glazing or any other opening protected against fire. However it is not
sufficient to use the final exit door as a barrier between the occupants escaping and the
fire. In such cases, the external wall adjoining the protected zone at the final exit should be
protected against fire as described above.
2.9.13 Escape routes - protected lobbies

A protected lobby is located within a protected zone and is designed to inhibit the
movement of fire and smoke from an adjoining room, storey or space into the escape stair
or fire-fighting lobby. This is normally achieved by fire resisting construction together with
at least 2 sets of self-closing fire doors between the fire and the escape stair or fire-fighting
lobby. The wall between the protected lobby or fire-fighting lobby and the escape stair
should have a short fire resistance duration and any door in the wall should be a self-
closing fire door with short fire resistance duration. For high rise domestic buildings the
wall between the escape stair and the protected lobby should have a medium fire
resistance duration and any self-closing fire door should have a short fire resistance
duration. See guidance to Standard 2.14 for fire-fighting facilities.

Protected lobbies in domestic buildings are used:

• to inhibit fire and smoke spread to escape stairs
• to help evacuees escape from the floor of fire origin
• to provide protection and space for the fire and rescue service to set up a forward
control point (see Standard 2.14), and
• to provide a bridgehead from which to commence fire fighting and rescue operations
(see Standard 2.14).
In order to inhibit fire and smoke spread to the escape stair and to help evacuees on the
floor of fire origin reach the escape stair, automatic smoke ventilation should be provided
and travel distance within the lobby is limited to 10 m. Where flats or maisonettes are
accessed from an open access balcony, there is no need to provide a protected lobby.
Protected lobbies should be designed that smoke entering one protected lobby should not
spread to other protected lobbies. There should be no inter-connection between protected
lobbies other than:
• the escape stair
• a smoke ventilation shaft
• protected services
• fire mains, or
• passenger lift or fire-fighting lift.
Any gaps or imperfections of fit should be fire-stopped.
2.9.14 Escape routes - smoke ventilation

Although there are physical barriers to fire such as walls, floors and doors, there is still a
risk of smoke spread into escape routes. Therefore, smoke ventilation should be provided
in protected lobbies, fire-fighting lobbies and protected corridors in certain circumstances
(see Table 2.4) to help maintain tenable conditions within escape routes.
The fire and rescue service will normally be in attendance before all flats or maisonettes
have been evacuated. Therefore, it is important that the smoke ventilators (including
powered systems) are capable of being opened, closed or shut off by fire and rescue
personnel to assist them with their fire-fighting and rescue operations (see Standard 2.14).
Smoke ventilation of escape routes can be provided by:
• natural smoke ventilation, or
• mechanical smoke ventilation.
The merits and limitations of each system should be assessed by the designer before
deciding which system to choose.
More detailed guidance can be found in the BS EN 12101 series of standards.

2.9.15 Escape routes - natural smoke ventilation

Natural ventilation uses external openings in the roof or walls of the building to remove
smoke using its own buoyancy. The efficiency of a natural smoke ventilation system
depends upon the location of the ventilator and the direction and velocity of the prevailing
wind. Under certain conditions, the smoke flow through ventilators may be enhanced whilst
under other conditions, it may be impaired. Ideally the location of ventilators should be
positioned on the building in negative pressure zones and inlets in positive pressure zones
however this is difficult to achieve for all wind directions. Natural smoke ventilation can be
provided by either:
• automatic opening external wall ventilators, or
• smoke shafts.
Automatic opening external wall ventilators - every protected lobby should be provided
with natural smoke vents on an external wall which have an area of at least 1.5 m2 that
discharges smoke direct to the external air. The ventilators should be actuated
automatically by means of smoke detectors in the common space.
A natural smoke shaft uses the natural buoyancy of the smoke together with the effect of
the wind passing over the top of the shaft to help draw the smoke through the shaft to the
outside air. The design of natural smoke shafts is based on a fire providing a heat output
of not more than 2.5 megawatts through an open door of 780 mm wide. This scenario
simulates a fully developed (flashover) fire condition in a room within the flat or maisonette.
Where the fire produces cooler smoke (e.g. a smouldering fire), the smoke might not
escape so readily when subject to adverse wind or stack effects. The inlet/outlet
configuration will vary depending wind direction and designers should take this into
account. For example, a vent cowl could be installed on the top of the smoke shaft to help
draw the smoke out of the shaft for all wind directions. The full research report ‘Smoke
ventilation of common access areas of flats and maisonettes (BD 2410) – Final Factual
Report (BRE, 2005)' can be accessed on the BRE website http://www.bre.co.uk/.
The shaft should be closed at the base and replacement air is provided from the automatic
opening ventilator in the adjacent stairwell to help the efficiency of the shaft system. The
smoke shaft should have:
• a minimum cross-sectional area 1.5 m2 (minimum dimension 0.85 m in any direction),
opening at roof level at least 0.5 m above any surrounding structures within a
horizontal distance of 2.0 m, and
• the minimum area of the ventilator from the protected lobby into the shaft and at the
opening at the head of the shaft and at all internal locations within the shaft (e.g. safety
grilles) should be at least 1 m2, and
• the smoke shaft should have at least a medium fire resistance duration and all
ventilators should have a short fire resistance duration, and
• the shaft should be vertical from base to head but may have not more than 4 m at an
inclined angle not more than 30º from the vertical plane, and
• on detection of smoke in the protected lobby, the ventilator on the fire floor, the
ventilator at the top of the smoke shaft and the 1 m2 ventilator at the head of the
stairway should all open simultaneously. The ventilators from the protected lobbies on
all other storeys should remain closed.

2.9.16 Escape routes - mechanical smoke ventilation

Mechanical smoke ventilation using pressure differentials may be used to inhibit smoke
spread into escape routes by means of:
• depressurisation systems, or
• pressurisation systems, or
• heating and ventilation systems.
A depressurisation system is based on the principle of extracting smoke to the outside
air. This creates a negative pressure in the space relative to the adjacent spaces. Where a
smoke ventilation depressurisation system is used, replacement air should be provided for
the system to operate effectively. The volume of air and smoke removed should be
replaced with the equivalent volume of replacement air at a sufficient rate in order to
ensure a smoke flow out of the building. Reducing the rate of replacement air can result in
the smoke ventilation system becoming less efficient whereas increasing replacement air
and extraction at high velocities can produce air pressure conditions which make doors
difficult to open. The system should be balanced to ensure that the forces required to open
doors are not greater than those specified in Section 4 Safety.
A pressurisation system is based on the principle of forcing air into the escape route
which helps to keep smoke out. Forced air can be used to maintain a positive pressure in
the escape route which produces an air flow through gaps around doors preventing the
smoke from entering. The system design should take account of likely pressure reduction
when occupants open doors to escape or when fire-fighters open doors to access the fire.
The system should be balanced to ensure that the forces required to open doors are not
greater than those specified in Section 4 Safety.
Ducted heating and/or ventilation systems, including air conditioning systems, that
serve all dwellings in the building should not transfer fire and smoke to or from any
dwelling to any other dwelling, common space, roof space or concealed space. Fire
dampers should be installed where ducts pass through fire resisting construction unless
the ducts have a medium fire resistance duration or in the case of a high rise domestic
building, the ducts have a long fire resistance duration.
The system installed to maintain interior environment conditions in a building should not
compromise the function of the mechanical smoke ventilation system. Therefore, in the
event of an outbreak of fire, the system should automatically either shut off or its function
integrated with any smoke ventilation system that serves the escape routes. For more
detailed guidance refer to BS 5588: Part 9: 1999.
2.9.17 Escape routes - mixed use buildings

In a mixed use building the fire in the non-domestic part of the buildings could remain
undetected for some time and reach a severe intensity (due to fire load) before the
occupants in the flats or maisonettes get warning. Therefore, where a protected zone is
shared with a non-domestic building, a protected lobby should be provided between the
non-domestic building and the escape stair to provide additional time for the residential
occupants to escape. For additional guidance on protected lobbies including ventilation,
see clauses 2.9.13 - 2.9.16 and clause 2.9.24.

Where flats or maisonettes have only one escape route and share a protected zone with a
non-domestic building, the height of the topmost storey of the domestic building should be
limited to 7.5 m to reduce the number of occupants who might be affected by a fire
originating in the non-domestic building.
2.9.18 Escape routes - fire hazard rooms and services

Fire hazard rooms and services can present a potential source of fire ignition and fire
spread into common escape routes.
The following fire hazard rooms and service spaces adjacent to escape routes should be
separated from the escape route by a construction that provides a medium fire resistance
duration:
• communal room e.g. a communal lounge or laundry in a sheltered housing complex
• plant room
• solid waste storage room
• store room
• lift machine room, and
• service duct or cupboard.
Even if the room does not contain an ignition source, the potential for a fire to be set
accidentally or deliberately should be assessed. For example, the door to a solid waste
storage room might be left unlocked. For this reason, any door accessing a fire hazard
room should be a self-closing fire door with a short fire resistance duration. A fire door to a
service duct or service cupboard should be locked to prevent unauthorised entry therefore
does not need to be fitted with a self-closing device.
Fuel pipes conveying fuel inside protected zones and protected lobbies could accelerate
fire growth and under certain conditions, create an explosive atmosphere within the
building. Oil and liquefied petroleum gas can produce pool fires (i.e. a turbulent fire burning
above a horizontal pool of vaporising hydrocarbon fuel). The pool fire can either be static,
where the pool is contained, or a ‘running’ pool.
Fuel pipes carrying oil (other than a pipe conveying oil supplying a hydraulic lift) should be
located outside protected zones and protected lobbies.
Fuel pipes carrying natural gas or liquefied petroleum gas (including associated meters)
may be located inside protected zones or protected lobbies provided:
• the installation is in accordance with the requirements of the Pipelines Safety
Regulations 1996, SI 1996 No 825 and the Gas Safety (Installation and Use)
Regulations 1998 SI 1998 No 2451, and
• any pipe in a protected zones is constructed of screwed steel or welded steel
construction, and
• the pipe or pipes are contained within a service shaft having a medium fire resistance
duration, and
• the service shaft is ventilated at high and low level in accordance with BS 8313: 1997.

2.9.19 Escape routes - construction of escape stairs

Escape stairs should be protected from the outbreak of fire to allow occupants to escape
and fire-fighters to access the fire. Therefore, every part of an escape stair (including
landings) and the floor of a protected zone (including the floor of protected lobbies), should
be constructed of products which achieve European Classification A1 or A2.
However this does not apply to:
• the floor of the lowest storey of the building
• any handrail, balustrade or protective barrier on an escape stair, or
• a floor finish (e.g. laminate flooring) applied to the escape stair (including landings) or
to the floor of a protected zone or protected lobby.
2.9.20 Escape routes - openings

Fire and smoke can easily pass through openings in escape routes which could prevent
the occupants from escaping in the event of an outbreak of fire within the building. For this
reason, the openings should be designed to inhibit the spread of fire and smoke into the
escape route. Where fire shutters or dampers are installed as part of a ducted system,
they should be activated by localised smoke detectors.
In order to inhibit the spread of fire and smoke, openings in separating walls and floors and
openings in protected routes of escape should be protected and fire-stopped in
accordance with the guidance to Standard 2.2.
2.9.21 Escape routes - junctions

The junctions between escape routes and other parts of the building are vulnerable to fire
and smoke. This is because fire and smoke can penetrate weaknesses at junctions which
could compromise the escape route. The designer should consider detailing at junctions to
inhibit fire and smoke spread into escape routes.
In order to inhibit the spread of fire and smoke, junctions in separating walls and floors and
junctions in protected routes of escape should be protected and fire-stopped in
accordance with the guidance to Standard 2.2.
2.9.22 Escape routes - external escape routes and escape stairs

Protection of external routes of escape - escape routes will normally lead to the final
exit door of the building, which leads to a safe place in the outside air from which
occupants can freely disperse. An exit can also lead to an external escape stair giving
access to a place of safety.
In some cases it may not be possible to freely disperse away from the building (e.g. where
the final exit door discharges to an enclosed outdoor space). In such cases, where there is
only 1 route of escape, the external wall of the building within 2 m of the route of escape
should have a short fire resistance duration for integrity up to 1.1 m above the adjoining
ground. This does not apply to sub-floor vents.
An external escape stair is an unenclosed escape stair which is open to the external air
and provides occupants with an escape route which leads to a place of safety. External

escape stairs present additional hazards to people escaping from buildings in the case of
fire. This is because the escape stair may be exposed to inclement weather during the
evacuation. For this reason, an external escape stair should not serve a building where the
topmost storey height is more than 7.5 m above the adjacent ground.
In order to protect the occupants from fire and smoke during evacuation, the external
escape stair should be protected against the outbreak of fire from within the building.
Where the escape stair has a total rise of more than 1.6 m, every part of the external wall
including fixed windows or glazing, self-closing fire doors (other than a door opening from
the top storey) or any other opening not more than 2 m from the escape stair, should have
a short fire resistance duration. Fire protection below an escape stair should be extended
to the lowest ground level.
An external escape stair with a total rise of not more than 1.6 m from which occupants can
freely disperse, is considered to be low enough above the ground to present minimal risk
to occupants leaving the building and as a result, fire protection need not be provided.
2.9.23 Escape routes - open access balconies

An open access balcony can be used as an escape routes from flats or maisonettes. Fire
and smoke should ventilate more freely than an enclosed escape route. The balcony
should be open to the external air and have an opening that extends over at least four-
fifths of its length and at least one third of its height.
Where only one direction of escape is available, the travel distance along an open access
balcony should be not more than 40 m. However where the balcony provides 2 directions
of escape, the travel distance can be unlimited.
Flames and smoke from a fire may emanate from a window or other opening in the
external wall of a flat or maisonette. Therefore, where an open access balcony provides
escape in 1 direction only, the external wall up to a height of at least 1.1 m above the level
of the balcony should be provided with a short fire resistance duration to allow evacuees to
pass below the level of windows in relative safety. Any door in the external wall should be
a self-closing fire doors with a short fire resistance duration.
In order to protect occupants escaping from flats or maisonettes on storeys above the fire
floor, every open access balcony should have a medium fire resistance duration from the
underside. Openings in the floor of the balcony should be fire-stopped in accordance with
the guidance to Standard 2.2.
Wide balconies above the floor of fire origin could present a risk to occupants escaping on
the fire floor. This is because lateral fire and smoke spread along the underside of the
balcony may compromise the escape route. Therefore, in order to inhibit lateral fire and
smoke spread, every balcony more than 2 m wide should be provided with smoke
channels or down-stands at 90 degrees to the face of the building on the same line as the
separating wall between each dwelling. The depth of the smoke channel or down-stand
should be at least 300 mm below the soffit of the balcony.

2.9.24 Escape routes - refuge within buildings

Research and fire investigation reports from fire and rescue services show that the
incidence of multiple fire deaths and injuries beyond the dwelling of fire origin is
uncommon. This is because:
• fire and smoke spread is contained mainly to the dwelling of fire origin by the
construction of separating walls and separating floors (see Standard 2.2)
• occupants in flats and maisonettes (other than the flat or maisonette of fire origin) are
protected from fire and smoke by the construction of separating walls and separating
floors, and
• fire and rescue service intervene and control fire spread.
However there are occasions where the common escape routes serving flats and
maisonettes may be compromised by fire and smoke. For example, where a fire has
accidentally or deliberately been set in the protected zone or protected lobby.
Where a domestic building and a non-domestic building share a protected zone (see
clause 2.9.17), the occupants in the domestic building should be provided with additional
protection. A protected lobby is necessary between an escape stair and every:
• non-domestic building
• flat
• maisonette, and
• ancillary room or space.
Occupants who are confronted by fire and smoke in the common space may retreat back
into their flat or maisonette and contact the emergency services. Control room personnel
will provide helpful advice and attempt to keep callers calm whilst awaiting arrival of the
fire and rescue service.
Occupants should be able to remain safely inside the building until the fire has burnt itself
out or until the fire has been contained and it is safe to use the escape route. In most
cases, the fire and rescue service will intervene and commence fire-fighting and rescue
operations before all occupants have made their escape to a place of safety.
Although a rare event, if the spread of fire and smoke is significant, it may be necessary to
evacuate the floor of fire origin or the entire building as a precaution. This will normally be
co-ordinated by the fire and rescue service with assistance from the other emergency
services such as the police and ambulance services. In order to assist the fire and rescue
service in this task an evacuation alert system for their use should be installed to BS 8629:
2019 (currently under development, see Standard 2.14 for additional guidance).

2.10 Escape lighting

Mandatory Standard
Standard 2.10
event of an outbreak of fire within the building, illumination is provided to assist
in escape.
2.10.0 Introduction
In seeking to escape from a building the occupants will find it easier if the escape routes
are illuminated. Specifically dedicated escape lighting is not necessary within dwellings as
it is assumed the occupants will have a degree of familiarity with the layout, and escape
routes only begin at the door to the dwelling. However in buildings containing flats and
maisonettes, the common escape routes should be illuminated to assist the occupants of
the building to make their way to a place of safety.
2.10.1 Escape route lighting

Escape route lighting utilises the artificial lighting within the building, but should be
supplied by a fire protected circuit.
Every part of an escape route should have artificial lighting supplied by a protected circuit
that provides a level of illumination not less than that recommended for emergency lighting.
Where artificial lighting serves a protected zone, it should be via a protected circuit
separate from that supplying any other part of the escape route.
Artificial lighting supplied by a protected circuit need not be provided if a system of
emergency lighting is installed.
2.10.2 Protected circuits

A protected circuit is a circuit originating at the main incoming switch or distribution board,
the conductors of which are protected against fire. Regardless of what system is
employed, escape routes should be capable of being illuminated when the building is in
use. In conversions for example, it may be easier to install self-contained emergency
luminaries than to install a protected circuit to the existing lighting system.
2.10.3 Emergency lighting

Emergency lighting is lighting designed to come into, or remain in, operation automatically
in the event of a local and general power failure.

Emergency lighting should be installed in buildings considered to be at higher risk. In a

building containing flats or maisonettes emergency lighting should be provided in the
following areas:
• an underground car park including any protected zone serving it, where less than 30%
of the perimeter of the car park is open to the external air
• a protected zone or unprotected zone serving a basement storey or a protected zone
or unprotected zone in a high rise domestic building.
The emergency lighting should be installed in accordance with BS 5266: Part 1: 2016 as
read in association with BS 5266: Part 7: 1999 (BS EN: 1838: 2013).
In order to assist the evacuation of occupants in high rise domestic buildings, every
protected lobby, protected zone (including escape stairs) and any other associated escape
route should be provided with emergency lighting designed and installed in accordance
with BS 5266: Part 1: 2005 as read in association with (BS EN: 1838: 2013).

2.11 Communication
Mandatory Standard
Standard 2.11
event of an outbreak of fire within the building, the occupants are alerted to the
outbreak of fire.
2.11.0 Introduction
Over 90% of Scottish fire deaths occur in the dwelling of fire origin. Asphyxiation caused
by smoke inhalation is the primary cause of death. If there is an outbreak of fire within a
dwelling, early detection and warning to the occupants can play a vital role in increasing
their chances of escape. This is particularly important as the occupants may well be asleep
and are more likely to react slower.
Most fires in dwellings are accidental and statistics show that the main sources of ignition
are: Cooking appliances, smoking related, candles, electrical supply and other domestic
appliances.
Occupant characteristics - in the 4 years 2014-2015 to 2017-2018 where fatalities were
recorded, on average 30% of fires started in the living room, 17% in bedrooms, and 15% in
the kitchen. This means that a significant number of fire related deaths, 62% or 107 deaths
over the 4 year period, occurred from fires starting in these rooms. It is therefore important
that the outbreak of fire in living rooms and kitchens is detected quickly and the alarm
raised as early as possible during the early stages of fire growth.
Tolerable Standards - in January 2019 amendments to the tolerable standards
introduced a requirement for all dwellings to be fitted with heat and smoke alarms and
carbon monoxide detection by February 2021. Guidance in support of the tolerable
standards calls for interlinked heat and smoke detection to be sited as per the guidance
contained in this technical handbook, with the allowance that the installation may be
powered by sealed for life battery units. However, where an existing partial or full mains
operated heat and smoke detection system is being altered it would normally be expected
to replace mains wired devices with mains wired units.
2.11.1 Fire detection and fire alarm systems

Living rooms and kitchens should be fitted with fire detectors because they are the most
likely sources of fire in dwellings and result in the greatest number of fatalities and injuries
in Scotland each year. Statistics also show that bedrooms and other rooms or spaces
within a dwelling also contribute to the overall number of casualties in Scotland and as a
result the circulation spaces outside these rooms or spaces should be protected to give
early warning of fire.

Therefore, in order to provide a fire detection and fire alarm system that should alert
occupants to the outbreak of fire, a Grade D system should be installed in all dwellings,
comprising of:
• at least 1 smoke alarm installed in the principal habitable room

• at least 1 smoke alarm in every circulation space on each storey such as hallways and
landings
• at least 1 smoke alarm in every access room serving an inner room
• at least 1 heat alarm installed in every kitchen.
The principal habitable room is the most frequently used room by the occupants of a
dwelling for general daytime living purposes.
Where a dwelling has an open plan layout, the open plan area will also be used as a
circulation space (which could include a stair and landing). The location and siting of
smoke alarms and heat detectors should follow both the guidance above and in Clause
2.11.7 to determine the appropriate number of alarms.
Inner rooms - where occupants’ only escape route is through another room (the access
room) they are at risk if a fire starts in the access room. Therefore, every access room
should be provided with a smoke alarm to give occupants of the inner room early warning.
Where the access room is a kitchen, the type of detector should be carefully considered to
reduce the likelihood of false alarms.
Any inner room at a height of more than 4.5 m should be designed in accordance with the
guidance to clause 2.9.7.
Common systems - in a building containing flats or maisonettes, a common fire alarm
and detection system that interlinks all dwellings and common spaces is not recommended
due to the risk of unwanted false alarms. However in a sheltered housing complex,
monitoring equipment is recommended due to the vulnerability of the occupants.
Detailed guidance on fire detection and fire alarm systems in dwellings can be obtained
from BS 5839: Part 6: 2019.
2.11.2 Choice of fire detector

False alarms are common in dwellings and may result in the occupants disabling the fire
detection and fire alarm system. The most common causes of a false alarm are:
• fumes from cooking (including toasting of bread)
• steam from bathrooms, shower rooms and kitchens
• tobacco smoke
• dust
• aerosol spray and incense
• candles
• high humidity, and
• water ingress.
Consideration should therefore be given to the type of fire detector in order to reduce the
amount of unwanted false alarms. There are 4 main types of fire detector used in
dwellings:
• optical smoke alarms
• ionisation smoke alarms
• multi sensor alarms, and
• heat alarms.
2.11.3 Optical smoke alarms

Optical smoke alarms should conform to BS EN 14604: 2005 and operate on the principle
of detecting the scattering or absorption of light within the detector chamber. Optical
smoke alarms are more sensitive to slow smouldering fires such as fires involving soft
furnishings and bedding.
Principal habitable room - the most likely source of fire in a principal habitable room is
the careless disposal of smoking materials. Polyurethane foam found in some furnishings
may ignite and begin to smoulder producing large particles of smoke. Optical smoke
alarms are therefore recommended in principal habitable rooms however if the room is
used by a heavy smoker, this could give rise to some false alarms from tobacco smoke.
In cases where a principal habitable room is open plan with a kitchen, an optical smoke
alarm is recommended to reduce the amount of unwanted alarms from cooking fumes.
Circulation spaces - most unwanted alarms occur during cooking. Optical smoke alarms
are less sensitive from fumes caused by toasting bread or frying or grilling food. Therefore,
optical smoke alarms are recommended in hallways and stairwells adjacent to kitchens.
2.11.4 Ionisation smoke alarms

Ionisation smoke alarms should conform to BS EN 14604: 2005 and operate on the
principle that the electrical current flowing between electrodes in an ionisation chamber is
reduced when smoke particles enter the chamber. Ionisation smoke alarms are more
sensitive to smoke containing small particles such as rapidly burning flaming fires but are
less sensitive to steam. Therefore, ionisation smoke alarms are recommended in hallways
and stairwells adjacent to bathrooms or shower rooms to reduce the amount of unwanted
false alarms.
Circulation spaces - multi-sensor alarms are recommended in hallways and stairwells
adjacent to bathrooms or shower rooms to reduce the amount of unwanted false alarms.
2.11.5 Multi sensor alarms

A multi-sensor alarm provides the early warning of fire and can significantly reduce the
amount of unwanted false alarms in certain circumstances. See BS 5839: Part 6: 2019 for
more detailed information.

2.11.6 Heat alarms

Heat alarms conforming to BS 5446: Part 2: 2003 have fixed-temperature elements and
operate on the principle of responding to the temperature of the fire gases in the
immediate vicinity of the heat alarm. Heat alarms are used where ambient temperatures
are likely to fluctuate rapidly over a short period such as in kitchens and are less likely to
produce false alarms. Elsewhere, heat alarms should not be used instead of smoke alarms
to reduce unwanted false alarms.
2.11.7 Siting of fire detectors

The guidance in this clause takes account of the audibility levels in adjoining rooms and
the effect of smoke travelling along a ceiling.
Smoke alarms and heat alarms by their definition, include an integral sounder. Smoke
alarms are designed to produce a sound output of 85 dB(A) at 3m. Therefore, allowing for
sound attenuation through a domestic door by around 20 dB(A), a sound level of between
55 – 65 dB(A) is likely at the bed-head in each bedroom which should rouse the
occupants. There is no evidence to suggest that lives are being lost in dwellings due to
audibility levels other than when people are incapacitated to such a degree (e.g. by alcohol
or drugs), that even higher sound levels would not waken them.
Smoke from a fire in a dwelling is normally hot enough that it rises and forms a layer below
the ceiling. As the smoke rises and travels horizontally it mixes with air which increases
the size of the smoke particles. This means that ionisation smoke alarms may be less
sensitive to the smoke. Where a hallway is very long, the smoke might cool to such an
extent that it loses buoyancy and spreads along the floor.
Audibility - smoke alarms should be located in circulation spaces:
• not more than 7 m from the door to a living room or kitchen
• not more than 3 m from every bedroom door, and
• in circulation spaces more than 7.5 m long, no point within the circulation space should
be more than 7.5 m from the nearest smoke alarm.
A smoke alarm located in an access room (which could include a stair and landing),
serving an inner room should be not more than 3 m from the door of the inner room.
Smoke travel - a smoke alarm in the principal habitable room should be sited such that no
point in the room is more than 7.5 m from the nearest smoke alarm and in the case of a
heat alarm, no point in the kitchen should be more than 5.3 m from the nearest heat
detector.
All dimensions should be measured horizontally.
Smoke might not reach a smoke alarm where it is located on or close to a wall or other
obstruction. Therefore, smoke alarms should be ceiling mounted and positioned away from
any wall or light fitting. In order to reduce unwanted false alarms, smoke alarms should not
be sited directly above heaters, air conditioning ventilators or other ventilators that might
draw dust and fine particles into the smoke alarm.
Smoke alarms and heat alarms should be ceiling mounted and located such that their
sensitive elements are:

• in the case of a smoke alarm, between 25 mm and 600 mm below the ceiling, and at
least 300 mm away from any wall or light fittings, and
• in the case of a heat alarm, between 25 mm and 150 mm below the ceiling.
2.11.8 Grade of fire detection and fire alarm system

Monitoring of wiring or faults reduces the amount of time which a system is likely to be
disabled before a fault in the system is discovered. A visual indicator or warning signal
should be provided to alert the occupant that there is a fault with the system.
Therefore, at least a Grade D fire detection and fire alarms system should be installed in
every dwelling which comprises 1 or more mains powered smoke alarm and 1 or more
mains powered heat alarm with an integral standby supply in accordance with BS 5839:
Part 6: 2019.
However a sheltered housing complex normally provides accommodation for vulnerable
occupants with a diverse range of support needs. Therefore, a fire alarm signal should be
transmitted to a remote monitoring service or to a warden who can assist with any
evacuation if necessary, or call for assistance.
In order to achieve this principle, a Grade C system should be installed in every dwelling in
a sheltered housing complex which comprises central control equipment in accordance
with BS 5839: Part 6: 2019, and:
• 1 or more mains powered smoke alarms and 1 or more mains powered heat alarms
with an integral standby supply, or
• point fire detectors and separate sounders.
2.11.9 Wiring and power

Research shows that significant proportion of battery operated smoke alarms fail to
operate during the outbreak of a fire. The main reason for this is that the battery is either
faulty or has been removed from the alarm. Therefore, smoke alarms and heat alarms
should be mains operated and permanently wired to a circuit which should take the form of
either:
• an independent circuit at the main distribution board, in which case no other electrical
equipment should be connected to this circuit (other than a dedicated monitoring
device installed to indicate failure of the mains supply to the alarms), or
• a separately electrically protected regularly used local lighting circuit.
The standby supply for smoke alarms and heat alarms may take the form of a primary
battery, a secondary battery or a capacitor.
The capacity of the standby supply should be sufficient to power the smoke alarms and
heat alarms in the quiescent mode for at least 72 hours whilst giving an audible or visual
warning of power supply failure, after which there should remain sufficient capacity to
provide a warning for a further 4 minutes or, in the absence of a fire, a fault warning for at
least 24 hours.
Interconnection - all smoke alarms and heat alarms in a dwelling should be
interconnected so that detection of a fire in any alarm, operates the alarm signal in all of

them. Smoke alarms and heat alarms should be interconnected in accordance with BS
5839: Part 6: 2019.
The system should be installed in accordance with the manufacturers written instructions.
This should include a limitation on the number of smoke alarms and heat alarms which
may be interconnected.
2.11.10 Radio linked systems

Radio linked interconnection between hard wired smoke alarms and/or heat alarms may
be used for a Grade D system. More detailed guidance on the use of radio linked
technology can be obtained from, BS 5839: Part 6: 2019.

2.12 Fire and rescue service access

Mandatory Standard
Standard 2.12
Every building must be accessible to fire and rescue service.
2.12.0 Introduction
Vehicle access to the exterior of a building is needed to enable high reach appliances,
such as turntable ladders and hydraulic platforms, to be used, and to enable pumping
appliances to supply water and equipment for fire-fighting and rescue activities. The
access arrangements increase with building size and height.
6).
2.12.1 Vehicle access provision

Access from a public road should be provided to assist fire and rescue personnel in their
rescue and fire-fighting operations. Whilst the access will depend to some extent on the
vehicles and equipment used, assistance may be provided from adjoining fire and rescue
services when the need arises. For this reason, the more demanding guidance for high
reach appliances may be recommended by the fire and rescue service. This may have a
significant impact on planning and a feasibility study may be appropriate. Consultation with
the fire and rescue service at the earliest opportunity is strongly recommended.
Vehicle access should be provided to at least one elevation of all domestic building to
assist in fire-fighting and rescue operations.
Flats or maisonettes with a common entrance, a vehicle access route for fire-fighting
vehicles from a public road should be provided not more than 45 m from the common
entrance.
In addition, where dry or wet fire mains are installed in a building, parking spaces should
be provided for fire and rescue service vehicles a distance not more than 18 m from riser
inlets. The intention is to assist fire and rescue service personnel connect a short length of
hose between the pumping appliance and the inlets to the fire mains quickly and efficiently
therefore saving operational time.
However vehicle access routes to more than one elevation may not always be possible
due to the constraints of the site, and pedestrian access for fire and rescue service
personnel, as described in clause 2.12.4, may be sufficient. In such cases, advice from the
fire and rescue service should be sought.
Every house should be provided with a vehicle access route for fire-fighting vehicles from
a public road to not more than 45 m from any door giving direct access to the interior of the
dwelling.
2.12.2 Vehicle access routes

Access routes to buildings for fire and rescue service vehicles or personnel should not be
assessed in isolation and the proposed vehicle access routes will in effect, will be dictated
by need for water hydrants and other fire-fighting facilities such as fire mains (see clause
2.14.7).
Dead end route - fire and rescue service vehicles should not have to reverse more than
20 m from the end of an access road. Where any dead-end route is more than 20 m long,
turning facilities should be provided. This can be a turning circle or a hammerhead
designed on the basis of the diagram and table below.
In rural areas, access from a public road may not be possible to within 45 m of an entrance
to the building, and access from a private road will suffice provided the guidance in the
table below has been followed. The vehicle access route assumes that access for
pumping appliances will be sufficient for houses, but that provision for high reach
appliances should be made to buildings containing flats or maisonettes. Where, in
consultation with the fire and rescue service access is only needed for pumping
appliances, the smaller dimensions for a house may be used.
Figure 2.7 Turning facilities
Table 2.7 Access route for fire and rescue service vehicles
Access Flats and maisonettes Houses

Minimum width of road between kerbs 3.7 m 3.7 m
Minimum width of gateways etc 3.5 m 3.5 m
Minimum clearance height 4.0 m 3.7 m
Minimum turning circle between kerbs 26.0 m 16.8 m
Minimum turning circle between walls 29.0 m 19.2 m
Minimum axle loading 14 tonnes 14 tonnes
2.12.3 Operating spaces for high reach appliances

Following consultation with the fire and rescue service, if it is recommended that an
operating space, or spaces, for a high reach appliance should be provided, the operating
space(s) should:

• have a ground loading capacity of not less than 8.3 kg/cm2, and
• be level or not have a gradient more than 1 in 12.
The operating space shown in the diagram below is suitable for either a hydraulic platform
or turntable ladder. Where the building has obstructions such as balconies or other
projections, the building line should be taken to be the outer edge of the balconies or other
projections.
Figure 2.8 Minimum dimensions for operating space for high reach appliances
2.12.4 Access for fire and rescue service personnel

It is common practice for fire and rescue service personnel to enter a domestic building
through the normal entrances and fight the fire head on. This is termed ‘offensive fire-
fighting’.
In order to allow unobstructed access to a domestic building for fire and rescue service
personnel, a paved (or equivalent) footpath at least 900 mm wide (see also Section 4
Safety) should be provided to the normal entrances, of a building.
In addition, where vehicle access is not possible to within 18 m of the dry riser inlets (see
clause 2.12.1), a footpath should also be provided to the riser inlets. This will allow the fire
and rescue service to deploy portable pumps to relay water supplies to where the water is
needed. Whilst this method of water distribution is quite common, it should be avoided for
new developments because of the time delay in supplying water to the fire-fighters.
Every elevation which is provided with vehicle or pedestrian access for fire and rescue
service personnel should have a door giving access to the interior of the building. Inward
opening doors are preferable because this allows easier forced entry by fire and rescue
service personnel should the need arise. However an outward opening final exit door or
emergency door should also be considered as providing suitable access.

2.13 Fire and rescue service water supply

Mandatory Standard
Standard 2.13
Every building must be provided with a water supply for use by the fire and
rescue service.
2.13.0 Introduction
The fire and rescue service should be provided with a water supply to assist with their fire-
fighting and rescue operations. This is normally provided from public water mains through
fire hydrants or alternative water supplies such as tanks or reservoirs may be provided.
In some cases, the existing water supply may be sufficient and there is no need to provide
additional water supplies. Therefore, it is important to consult the fire and rescue service
and water authority early in the design process to establish what water supply, if any,
should be provided in order to carry out their statutory duties under the Fire (Scotland) Act
2005 as amended.
2.13.1 Fire and rescue service water supply

Fires in domestic buildings are generally smaller than fires in non-domestic buildings.
Domestic building fires are usually contained within the dwelling or other ancillary room or
space of fire origin. There may be sufficient water stored in the pumping appliance to fight
the fire and carry out rescue operations without the need to connect to a fire hydrant.
However there are occasions where the fire has spread or is difficult to contain such as
fires in concealed spaces, and additional water supplies will be necessary to replenish the
water storage tank on the appliance.
Every domestic building should, where agreed with the fire and rescue service, be
provided with a water supply to assist fire-fighting and rescue operations from:
• a public water supply, or
• an alternative water supply.
2.13.2 Public water supply

A domestic building should be erected no more than 100 m from a fire hydrant. An existing
hydrant may be used in agreement with the fire and rescue service. Additional hydrants
may be required in those cases where the building has fire mains (see Standard 2.14).

Where a domestic building is being erected more than 100 m from an existing fire hydrant,
the fire and rescue service should be consulted to establish whether additional fire
hydrants are necessary to assist fire-fighting and rescue operations.
Where a new fire hydrant is required, it should be connected to a water service pipe
capable of delivering water at a flow rate of 1500 litres per minute, provided by a water
main vested in a public water authority or a water supply provided under the Fire
(Scotland) Act 2005, as amended.
A fire hydrant should be clearly indicated by a plate, affixed nearby in a conspicuous
position, in accordance with BS 3251:1976.
2.13.3 Alternative water supply

Where no piped water supply is available, or there is insufficient pressure and flow in the
water main, or an alternative arrangement is proposed, the alternative source of supply
should be considered as appropriate by the fire and rescue service.

2.14 Fire and rescue service facilities

Mandatory Standard
Standard 2.14
Every building must be designed and constructed in such a way that facilities
are provided to assist fire-fighting or rescue operations.
2.14.0 Introduction
Facilities within a building are provided to assist the fire and rescue service carry out their
statutory duties as efficiently and safely as possible. Fire and rescue service personnel are
trained to enter buildings following the outbreak of fire to assist with any evacuation of the
building occupants, effect rescues of any casualties and to fight fires. Fire-fighters
operational duties are made on a statutory basis in the Fire (Scotland) Act 2005 as
amended, which states:
“Each relevant authority shall make provision for the purpose of –
a. extinguishing fires in its area
b. protecting life and property in the event of fires in its area.”
The extent of fire development will vary with each incident and in any situation, the fire and
rescue service will assess the need to evacuate the entire building whilst the fire is brought
under control. Sometimes, the fire can develop to such an extent that additional fire-
fighting teams may need to be summoned from other fire stations or fire authorities.
Fire-fighters will normally enter a building through the main entrance and attempt to attack
the fire. This is termed ‘offensive fire-fighting’ and is normal practice regardless of whether
people are in the building or not. When conditions within the building become too
hazardous for fire-fighters to remain, they will normally retreat a safe distance away from
the building and implement ‘defensive’ fire-fighting tactics to control the spread of fire. In
cases where a large fire develops, numerous fire-fighting teams may be involved using a
combination of offensive and defensive tactics until the fire is brought under control and
extinguished. Due to the high level of fire separation and containment within a building
containing flats and maisonettes, it would be unusual for there to be a need to evacuate
the fire floor or the entire building in the event of a fire. The level of fire separation should
be such that, other than in the flat of fire origin, residents are safe to remain within their
own flat or maisonette. However, circumstances may arise in which fire-fighters consider it
necessary to evacuate residents from a small number of other flats and, on very rare
occasions, the entire building. An evacuation alert system should be provided to assist the
fire and rescue services in the evacuation of high rise domestic buildings if necessary (see
clause 2.14.8).
Whilst fire-fighters are professionally trained to deal with all types of fire condition, the fire
and rescue service facilities within a building are important to reduce fire attack time which
in turn, could save lives, limit the fire damage to property and improve fire-fighter safety.


2.14.1 Fire and rescue service facilities

Fire and rescue service facilities may need to be provided in a building to assist with any
evacuation of the building occupants, effect rescues of any casualties and to fight fires.
The time taken for fire and rescue service intervention is dependent on a number of
variables. The time to contact the emergency services, the location of the building in
relation to the fire station and the height of the floor of fire origin above or below the fire
and rescue service access level.
Fires in tall buildings or in basement storeys may present additional risks to fire and rescue
service personnel. Fire and smoke can suddenly change direction and intensity due to a
number of factors which might induce reverse air flows. For example, the wind direction
and velocity (which increases with height) could have a significant impact when fire-fighters
open the door to the dwelling of fire origin. Similarly, limited ventilation available in a
basement storey can lead to heat and smoke build up that is released through the opening
the fire-fighters are using as an entry point.
It is important that the facilities to assist the fire and rescue services take account of the
building design. The Building Disaster Assessment Group carried out extensive research
on behalf of the UK Government to assess the interaction between building design and the
operational response of fire and rescue services. The subjects covered by the research
included:
• physiological performance criteria for fire-fighting
• fire-fighting in under-ventilated compartments, and
• fire-fighting media in high-rise buildings.
The research is available on the UK Government website at Fire prevention and rescue -
GOV.UK (www.gov.uk).
2.14.2 Number and type of facilities

Houses - facilities to assist the fire and rescue service need not be provided in a house.
This is because the forward control point will be set up outside the building and the
operations will commence from that point.
Flats and maisonettes - the further fire-fighters need to travel to reach the seat of the fire
above or below ground, the greater the risk. Therefore, the number and type of facilities
should be provided based on the height of the topmost storey above the fire and rescue
service access level, the depth of any basement storeys below the access level and the
distance from any fire mains outlets (see clause 2.14.7).
Facilities that may be necessary include:
• fire-fighting stairs (see clause 2.14.3)
• fire-fighting lifts (see clause 2.14.4)
• fire-fighting lobbies (see clause 2.14.5)
• heat and smoke control e.g. natural or mechanical ventilation (see clause 2.14.6), and

• fire mains i.e. wet or dry risers (see clause 2.14.7).

Height of topmost storey - building design should complement fire-fighting and rescue
capability. The 7.5 m storey height above the ground is historically linked to the height at
which fire and rescue service personnel can rescue occupants using the standard 13.5 m
portable ladder. Whilst this practice is no longer common, for health and safety reasons,
fire fighters continue to carry out external rescues as a last resort and building design
should recognise this.
The 18 m storey height above the ground is also historically linked with the reach
capability of fire and rescue service equipment such as wheeled escape ladders (now
obsolete). The general intent is that buildings with a storey at a height of more than 18 m
above the access level, cannot be easily reached by fire and rescue service equipment
and personnel.
Therefore, at least 1 fire-fighting shaft (fire-fighting stair, fire-fighting lobby, fire mains and
in some cases a fire-fighting lift) is provided within the building to allow equipment and
personnel to be deployed as quickly as possible.
In addition, fire-fighters cannot apply water jets from fire hoses onto external walls high
above the ground because of the limited reach capability. The guidance throughout this
handbook including Standard 2.7, fire spread on external walls, recognises this limitation.
The fire and rescue service facilities recommended in the table should be applied on every
storey however the lowest basement storey sets the level of facilities recommended
throughout the basement storeys only. The depth of the lowest basement storey is
measured from the fire and rescue service access level to the upper surface of the lowest
basement storey. The height of the topmost storey of a building is measured from the fire
and rescue service access level to the upper surface of the topmost storey.
Table 2.8 Fire and rescue service facilities
Height and depth of storey above or below
Type of facilities [2]
fire and rescue service access level [1]
Basements at a depth not more than 4.5 m • fire-fighting stair (see clause 2.14.3)
below access level • ventilation to stair (see clause 2.14.6)
Topmost storey not more than 7.5 m above • fire-fighting stair (see clause 2.14.3)
access level • ventilation to stair (see clause 2.14.6)
Topmost storey more than 7.5 m but not more • fire-fighting stair (see clause 2.14.3)
than 18 m above access level • fire-fighting lobby (see clause 2.14.5)
• ventilation to stair and fire-fighting lobby
(see clause 2.14.6)
• dry fire main located in fire-fighting lobby
(see clause 2.14.7)

Height and depth of storey above or below

Type of facilities [2]
fire and rescue service access level [1]
Topmost storey more than 18 m but not more • fire-fighting stair (see clause 2.14.3)
than 50 m above access level • fire-fighting lift (see clause 2.14.4)
• fire-fighting lobby (see clause 2.14.5)
• ventilation to stair, and fire-fighting lobby
(see clause 2.14.6)
• dry fire main located in fire-fighting lobby
(see clause 2.14.7)
• evacuation alert systems for use by fire
and rescue services (see clause 2.14.8)
• storey identification signs and dwelling
indicator signs (see clause 2.14.9)
Topmost storey more than 50 m but not more • fire-fighting stair (see clause 2.14.3)
than 60 m above access level • fire-fighting lift (see clause 2.14.4)
• fire-fighting lobby (see clause 2.14.5)
• ventilation to stair, and fire-fighting lobby
(see clause 2.14.6)
• wet fire main located in fire-fighting lobby
(see clause 2.14.7)
• evacuation alert systems for use by fire
and rescue services (see clause 2.14.8)
• storey identification signs and dwelling
indicator signs (see clause 2.14.9)
1. The access level is the level at which the fire and rescue service enter the building to
commence fire-fighting and rescue operations.
2. Ventilation to stairs includes both escape stairs and fire-fighting stairs (see clause
2.14.6).
2.14.3 Fire-fighting stairs

At least 1 fire-fighting stair should be provided to assist fire-fighters to access the fire and if
necessary escape from the fire in relative safety. The fire-fighting stair should be at least
1.0 m wide measured between handrails to provide fire and rescue service personnel
sufficient room to carry fire-fighting and rescue equipment.
A fire-fighting stair and where required a fire-fighting lobby and fire-fighting lift should be
contained within a protected zone. The enclosing structure of the protected zone should
have at least a medium fire resistance duration. The protected zone should have a long
fire resistance duration where it serves a building where the topmost storey is more than
18 m above the fire and rescue service access level. A self-closing fire door in the
enclosing structure of a protected zone should have a short fire resistance duration and in
the case of a high rise domestic buildings, a medium fire resistance duration. A fire-fighting
stair can also be used as an escape stair.
The wall separating the fire-fighting stair from the fire-fighting lobby (where necessary, see
table to clause 2.14.2) should have at least a medium fire resistance duration and the self-

closing fire door should have at least a short fire resistance duration. The wall separating
the fire-fighting lobby from the remainder of the building should have a long fire resistance
duration and the door should be a self-closing fire door with a medium fire resistance
duration.
Figure 2.9 Building with a storey height more than 18m
Note: For heat and smoke control see clause 2.14.6
2.14.4 Fire-fighting lifts

In high rise domestic buildings, a fire-fighting lift should be provided to assist fire-fighters to
transport equipment to a floor of their choice as quickly as possible. The lift also allows
fire-fighters to access several floors quickly to assess the situation and to rescue any
casualties.
The fire-fighting lift installation includes the lift car itself, the lift well and the lift machinery
space, together with the lift control system and the lift communication system. The lift
control and communication system should be capable of being used under the direct

control of the fire and rescue services. The lift installation should conform to BS EN 81:
Part 72: 2015 and BS EN 81: Part 20: 2014 or BS EN 81: Part 50: 2014 depending on the
type of lift.
A fire-fighting lift should be located within a protected zone and constructed within its own
compartment having at least a medium fire resistance duration. The lift landing doors need
only achieve a short fire resistance duration.
The fire-fighting lift should only be entered from:
• a fire-fighting lobby with not more than 1 door to the room or storey it serves, or
• an open access balcony.
A fire-fighting lift need not serve the top storey of a building where:
• the top storey is for service plant use only, and
• access to the plant room is from the fire-fighting stair from the storey below, and
• the foot of the fire-fighting stair is not more than 4.5 m from the fire-fighting lift.
2.14.5 Fire-fighting lobbies

A fire-fighting lobby serves a fire-fighting stair and a fire-fighting lift where appropriate.
Where a fire-fighting lobby is required (see table to clause 2.14.2), it should be located
within a protected zone and should be provided on every storey. The purpose of a fire-
fighting lobby is:
• to allow fire-fighters to set up a forward control point at least 1 floor below the fire floor
where fire-fighters and fire-fighting equipment can safely be assembled before
commitment to fire-fighting and rescue operations
• to protect fire-fighters when making their final approach to the fire floor
• to protect any evacuees or fire-fighters who might be using the stair from a fire in the
lift well or lift machine room
• to provide fire-fighters with a safe route of egress from the fire, or if the lift should fail or
its reliability becomes uncertain
• to protect fire-fighters who might accidentally arrive at the fire floor
• to reduce the potential for fire-fighters to become disoriented due to poor visibility, and
• to protect the lift from the effects of fire and smoke in adjoining accommodation.
Therefore, a fire fighting lobby should be provided on every storey, and have an area of at
least 5 m2 with all principal dimensions at least 1.5 m. This allows fire-fighters sufficient
room to lay out hose and connect to the outlet from a fire main.
In buildings where the topmost storey height is more than 18 m above fire and rescue
service access level a fire-fighting lobby should have not more than 1 door to the room or
storey it serves.
However a fire-fighting lobby need not be provided where:
• the topmost storey of the building is no more than 18 m above fire and rescue service
access level, or

• access to the flats and maisonettes is from an open access balcony serving a storey in
a building with a storey height of not more than 60 m.
In these cases, the fire main may be located in the protected corridor, protected lobby or
open access balcony provided an area of at least 5 m2 with all principal dimensions of at
least 1.5 m is available at the fire main outlet which is located adjacent to the protected
door leading to the fire-fighting stair.
Figure 2.10 One Escape Route - Storey height 7.5m to 18m
2.14.6 Heat and smoke control

The fire and rescue service should be provided with the facility to release smoke and heat
from a fire during their fire-fighting and rescue operations. Ventilation should be provided
to every escape stair, fire-fighting stair, fire-fighting lobby and to every protected lobby or
protected corridor where appropriate (see table to clause 2.14.2). The efficiency of the
ventilators depends upon the prevailing wind and it is important that fire-fighters can
control the opening and closing of the ventilators on arrival at the building.
Ventilators should be fitted with a simple handle or lock that can be easily operated by fire-
fighters including where automatic opening ventilators are recommended in clause 2.9.15.
If ventilators are not easily accessible they should be operated by a mechanism positioned
within the building at the fire and rescue service access point. In the case of an escape
stair and fire-fighting stair, a local control should also be provided at the topmost storey.
This will allow fire-fighters flexibility in their operations.

Escape stairs and fire-fighting stairs - ventilation should be provided to every escape
stair and every fire-fighting stair by:
• a ventilator of at least 1 m2 at the top of the stair, or
• a ventilator of at least 0.5 m2 at each storey on an external wall, or
• ‘Smoke shafts protecting fire-fighting shafts; their performance and design’ (BRE,
2002).
Protected lobbies, protected corridors and fire-fighting lobbies - ventilation should
also be provided in protected lobbies, protected corridors and fire-fighting lobbies by:
• a ventilator of at least 1.5 m2 at each storey on an external wall, or
• smoke shafts as described in the guidance to Standard 2.9, or
• ‘Smoke shafts protecting fire-fighting shafts: their performance and design’ (BRE,
2002).
A natural or mechanical smoke ventilation system used to satisfy Standard 2.9 may also
be used to satisfy Standard 2.14 with the agreement of the fire and rescue service.
2.14.7 Fire mains

Where there is an outbreak of fire high above the fire and rescue service access level, the
time taken to set up a forward control point, assess the situation and carry hoses up
several flights of stairs can be considerable. Therefore, in a building where the topmost
storey is more than 7.5 m, a fire main should be installed in the fire-fighting lobby to help
reduce fire attack time. Fire mains may be located in a protected lobby, protected corridor
or open access balcony (see clause 2.14.5).
A dry fire main is a pipe installed in a building for fire-fighting purposes, which is normally
dry but is capable of being charged with water by pumping from a fire and rescue service
appliance. A dry fire main is commonly referred to as a ‘dry riser’.
Dry fire mains should be designed and constructed in accordance with BS 9990: 2015 and
boxes for fire mains outlets valves should conform to BS 5041: Part 4: 1975 (1987).
The inlets to the risers should be located externally to the building and not more than 18 m
from a parking space suitable for a pumping appliance. There should be a clear hose route
between the appliance and the inlet.
Wet fire main - the pressure and flow rates delivered from fire mains reduce with height
above the ground and may not provide an effective water jet from fire-fighting hoses.
Therefore, where the height of the topmost storey is more than 50 m above the fire and
rescue service access level, wet rising mains should be installed. A wet fire main is a pipe
which is constantly charged with water supplied from a suction tank and pump. The suction
tank should have an inlet for the emergency replenishment of water and is clearly visible to
the fire and rescue services. A wet fire main is commonly referred to as a ‘wet riser’.
Fire mains outlets should be provided on every storey of a building and the basement
storey to permit fire-fighting operations to be conducted at any floor level when it is safe for
fire and rescue service personnel to do so.
If an automatic fire suppression system is installed in the building, no point on the storey
should be more than 60 m from the fire main outlet, measured along an unobstructed route

for laying a fire hose. If the building is not fitted with an automatic fire suppression system,
no point on the storey should be more than 45 m from the outlet.
Figure 2.11 Two Escape Routes
2.14.8 Evacuation alert system for use by the fire and rescue service
In domestic buildings with a storey more than 18 m above ground level, an evacuation
alert system (EAS) should be provided to enable the fire and rescue service to initiate
operation of evacuation alert sounders within each dwelling on any single floor, multiple
floors and the entire building, according to circumstances.
An evacuation alert system is not, and should not be confused with, a fire alarm system.
The EAS should not be integrated with a fire detection and fire alarm system (or any other
system), nor should any devices (such as fire detectors), other than evacuation alert
devices, be connected to the EAS.
An EAS system should not be used as mitigation for any defects in construction or as a
compensatory measure for reduction in any other measures identified in this Technical
Handbook as a means of compliance with the standards nor is it acceptable for an EAS to
be regarded as a component of a fire engineering solution; in either case, this would imply
fire and rescue service attendance was part of mitigating, or compensatory measures, or a
component of a design solution, all of which would be unacceptable.

Control equipment for the EAS should be prominently sited, within a secure enclosure, on
the normal fire and rescue service entrance level, at a location close to the normal fire and
rescue service entrance. An emergency lighting luminaire should be installed within 2m
horizontally of the enclosure.
A square or rectangular sign, bearing the words Evacuation Alert Control & Indicating
Equipment “EACIE: For Fire and Rescue Services Use Only”, should be fixed to the door
of the cabinet. The wording should comprise white Sans Serif text, on a red background,
with a lower case letter height of at least 10 mm. The sign should incorporate the red
flames pictogram specified for fire-fighting equipment in BS 5499-10. The sign should be of
metal or traffolyte construction and should be fixed to the door of the cabinet by rivets or by
at least four security screws.
The EAS should be designed, installed and commissioned in accordance with the
recommendations of BS 8629: 2019.
Within each flat, at least one evacuation alert sounder, conforming to the requirements of
BS EN 3, should be provided. Normally, only one sounder is likely to be necessary, but the
sound pressure level of the alarm signal at each open bedroom doorway should be at least
85 dB(A). Sound pressure level within other habitable rooms should be at least 60 dB(A)
when all doors in the dwelling are closed. Facilities conforming to the recommendations of
BS 8629: 2019 should be incorporated to enable additional devices to be added to alert
people who are Deaf or hard of hearing.
All wiring, other than the wiring of power supplies, should comprise cables of enhanced
fire resistance duration, as specified in BS 8629: 2019. Power supply cables may comprise
cables of standard, or enhanced, fire resistance duration.
BS 8629: 2019 does not provide recommendations for networked systems, in which
evacuation alert sounders are connected to a number of local control panels (“sub-
panels”), all connected on a data network. This arrangement might be necessary in a tall
or very large block of flats. Such an arrangement is acceptable subject to maintaining the
high integrity required of an evacuation alert system, following the principles in BS 8629:
2019. In particular, the system should conform to the following recommendations:
a. The wiring of the data network should comprise cables of enhanced fire resistance
duration;
b. The data network should be fault tolerant, such that, in the event of a single open or
short circuit fault on the network cable, the system should continue to operate fully in
accordance with the recommendations of BS 8629: 2019, while giving an audible and
visual fault indication at central EAS control equipment;
c. Ideally, wiring of the data network should be diverse routed, such that the “return” leg
of a loop circuit follows a different path from the “outward” leg. If this is not possible
(e.g. because it is necessary for the data loop to be contained within a single service
riser), the sub-panels and the entire data network should be located in areas of low fire
risk (i.e. areas that are unlikely to be affected by a fire(s) in any flat, and the out and
return legs should be separated by at least 300 mm.
The above recommendations and those of BS 8629: 2019 are based on the assumption
that evacuation alert devices will be installed in all flats in a block of flats with a storey
more than 18 m above ground level. If this is not the case, additional equipment will be
necessary in close proximity to the EAS control equipment to indicate to the fire and

rescue service those flats in which evacuation alert devices have been triggered and those
devoid of such devices.
2.14.9 Storey identification signs and dwelling indicator signs

To assist the fire and rescue service to identify each storey in a domestic building with a
storey at a height of more than 18 m above the ground storey identification signs and
dwelling indicator signs should be provided.
The storey identification signs, identifying the storey by “Floor Number” should be located
on every landing of a fire-fighting stairway and every fire-fighting lobby (or open access
balcony) into which a fire-fighting lift discharges.
The wording used on each sign should take the form Floor X, with X designating the
number of the storey, as intended for reference by residents. This is important as it is likely
to be the reference given to the fire and rescue service in any emergency call by a
resident. Where the storey designations have not been determined, the default
designations set out below should be adopted:
• The ground floor level (which is normally the fire and rescue service entrance level)
should be designated as either Floor 0 or Ground Floor
• Each storey above ground level should be numbered sequentially beginning with
Floor 1
• A lower ground floor should be designated as Floor -1 or Lower Ground Floor
• A basement level(s) should be designated as Floor -1 or Basement 1, etc., as
appropriate.
The font of the letters on each storey identification sign should be a sans serif typeface
(e.g. Helvetica Bold or Helvetica Medium). The letter height of all text should be at least 50
mm. The height of the numeral that designates floor number should be at least 75 mm. All
text should comprise white letters on a green background. The sign should conform to the
requirements of BS ISO 17938 for classification C phosphorescent signs.
Storey identification signs should be mounted such that they are clearly visible from the
top step of a fire-fighting stairway, and from inside a fire-fighting lift when the lift car doors
open. The mounting height of the signs, measured to the base of the sign, should be
between 1.7 m and 2 m above floor level. As far as practicable, all the signs should be
mounted at the same height.
To enable the fire and rescue service to deploy resources with the minimum of delay, all
storey identification signs should be supplemented by dwelling indictor signs, which
provide information as to the dwellings (flats or maisonettes) located on the storey in
question. The wording on each dwelling indicator sign should take the form Flats X-Y,
where X is the lowest dwelling number, and Y is the highest dwelling number, accessed
via the storey. In the case of maisonettes, the dwelling number should only be indicated on
the normal access storey for the maisonette.
The font of the letters on each dwelling indicator sign should be a sans serif typeface (e.g.
Helvetica Bold or Helvetica Medium). The letter height of all text, and the height of the
dwelling numbers, should be between one half and two thirds of the height of the words
and numerals of the associated storey identification signs respectively.

All letters and numerals of dwelling indicator signs should be set out on a contrasting
background within the sign. The sign should conform to the requirements of BS ISO
17398: 2004 for classification C phosphorescent signs.
Dwelling indicator signs should be sited immediately below the storey identification signs,
such that the top edge of the dwelling indication sign is no more than 50 mm below the
bottom edge of the storey identification sign.
On entering a corridor or open balcony serving flats from a fire-fighting stairway or a fire-
fighting lift, if dwellings are located in more than one direction, a directional dwelling
indicator sign should be visible from the door to the corridor or open balcony. The
directional dwelling indicator sign should comply with the recommendations for other
dwelling indicator signs, but should incorporate arrows in conjunction with the dwelling
numbers, indicating the direction of travel to reach each group of dwellings.

2.15 Automatic fire suppression systems

Mandatory Standard
Standard 2.15
Every building must be designed and constructed in such a way that, in the
event of an outbreak of fire within the building, fire growth will be inhibited by
the operation of an automatic fire suppression system.
Limitation:
This standard applies only to a building which:
a) is an enclosed shopping centre
b) is a residential care building
c) [SSI deletes text but does not amend letters assigned to following
categories]
d) forms the whole or part of a sheltered housing complex
e) is a school building other than a building forming part of an existing
school or an extension to a school building where it is not reasonably
practicable to install an automatic fire suppression system in that
building or extension
f) is a building containing a flat or maisonette
g) is a social housing dwelling, or
h) is a shared multi-occupancy residential building.
2.15.0 Introduction
Automatic fire suppression systems installed in domestic premises are primarily designed
for life safety purposes. Successful activation can provide occupants, including vulnerable
occupants, with additional time to escape following the outbreak of fire. The added benefit
of automatic fire suppression in domestic buildings means that the damage and disruption
caused by fire is greatly reduced.
Automatic suppression systems react to heat therefore, the greatest protection is afforded
to those occupants outwith the room of fire origin. Automatic suppression may provide
some benefit to occupants in the room of fire origin where for example the fire growth is
fast and the temperatures allow the sprinkler system (normally 1 or 2 heads) to open early
in the development phase of the fire. The spray pattern delivered from the sprinkler heads
should control fire spread. Whilst the effect of sprinkler spray will increase the smoke
volume and could obscure exits, smoke temperatures and toxicity will be greatly reduced.
In some cases, the fire might be extinguished if the fire is not shielded from the sprinkler
spray.

While supporting the installation of automatic fire suppression systems in buildings, the
Association of British Insurers (ABI) advises that claims involving the escape of water are
increasing year on year, costing the insurance industry in Britain £892 million in 2019.
Although only a relatively small proportion of this was due to leakage from automatic fire
suppression systems, it does nonetheless reinforce the need to ensure that all water
supply pipework in buildings, including those serving automatic fire suppression systems,
is designed, installed and maintained correctly. The ABI have produced guidance ‘ABI
Study: Post Grenfell Research on Residential Sprinkler Systems’ on issues to be
considered to improve performance and in the procurement of residential and domestic
sprinklers which is available on the ABI website. Although primarily addressing the use of
automatic sprinklers, much of the guidance is also applicable to other types of automatic
fire suppression systems.
Automatic life safety fire suppression systems are required in 3 categories of domestic
building:
• dwellings which form part of a sheltered housing complex,
• buildings containing flats and maisonettes, and
• social housing dwellings.
2.15.1 Automatic fire suppression systems

The term automatic life safety fire suppression system includes sprinkler systems but
provides the opportunity for designers to propose other systems which may be just as
effective. The key characteristics of the system are:
• it must be automatic and not require people to initiate its activation
• it must be designed primarily to protect lives, rather than property, which means it
should be fitted with faster responding sprinkler heads, and
• it must be a fire suppression system, one designed specifically to deal with fires rather
than other hazards.
Concealed or recessed pattern sprinkler heads may be used in the system design.
However there is a risk that the heads are rendered ineffective or operate less efficiently
by the application of any decorative ceiling finish. Therefore, consideration should be given
to labelling of the heads with words to the effect of 'DO NOT PAINT'.
Alternative suppression systems - The applicant and the verifier should satisfy
themselves that the alternative system has been designed, tested and approved for use in
domestic and residential buildings and are fit for their intended purpose (see Section 0).
Watermist systems, for example, are bespoke to individual manufacturers and may be
sensitive to small design changes. Therefore, a watermist system should be designed and
installed in accordance with BS 8458: 2015 - TC (tracked changes) and the nozzles should
comply with BS 8663-1: 2019 (provided the building is within the scope of the standards).
Fire performance tests are critical as BS 8458 relies on this data to determine the system
design. Watermist specialists should provide Declarations of Conformity:
• at design stage (initial notice)

• at final stage (all details and changes declared), and

• for nozzle manufacturers, successful BS 8458 and BS 8663 fire tests.
Portable personal protection systems are not considered suitable means of satisfying the
requirements of Standard 2.15. They may, however, be beneficial in some unique
situations in existing dwellings to assist in the protection of vulnerable occupants.
Alternative approaches in a particular case may or may not be compensated by an
automatic fire suppression system.
2.15.2 Sheltered housing complexes

A sheltered housing complex is a purpose built complex comprising of 2 or more dwellings
e.g. houses, flats and maisonettes, where the occupants are likely to receive a support
service due to the nature of their vulnerability or need e.g. age, infirmity, disability, illness,
mental disorder or are dependent on alcohol or drugs. Such occupants are likely to react
slowly to the fire alarm (see Standard 2.11) and the suppression system may provide the
additional time necessary to make a safe escape.
Therefore, a sheltered housing complex should have an automatic life safety fire
suppression system designed and installed in accordance with BS 9251: 2014.
2.15.3 Buildings Containing Flats and Maisonettes

Research and fire statistics shows that occupants in flats and maisonettes would benefit
from automatic fire suppression systems. Whilst fire statistics also show that fire spread
beyond the dwelling of origin is a rare occurrence, fire dynamics suggest that any outbreak
of fire through an external window or door opening is more likely to spread vertically than
horizontally. Therefore, in order to protect occupants and to contain a fire in buildings
containing flats and maisonettes, every flat and maisonette and any ancillary room should
be provided with an automatic fire suppression system.
A fire sprinkler system in a flat or maisonette should be designed and installed in
2.15.4 Social Housing Dwellings

Statistics indicate that there is a greater prevalence of fires in social housing dwellings, In
order to help contain a fire and to protect occupants, every house, flat and maisonette that
is a social housing dwelling should be fitted with an automatic fire suppression system.
A fire sprinkler system in a social housing dwelling should be designed and installed in
2.15.5 Water supply

For a suppression system to be effective it is essential that there is an appropriate water
supply. To assist the developer or designer in the initial stages of design, Scottish Water
have produced a policy note on the installation of automatic fire suppression systems
titled ‘Sprinkler systems for domestic and residential occupancies’. The policy note may be
downloaded from the resource section of Scottish Water’s website. However, there is still a
need for developers and designers to discuss project specific details with Scottish Water to
determine what supply is likely to be available and what pressure can be expected. It is
recognised that pressures will vary during the day and night over the year and perhaps in
future years. Therefore, it is imperative that the system is designed on the basis of what
the minimum pressure and flow is likely to be. If there is any doubt, a tank and pump
arrangement should be used.
Therefore, it is strongly recommended that housing developers should consult Scottish
Water and the suppression system contractor early in the design process. For example,
benefit could be gained through economies of scale with the agreed provision of a
communal water supply tank and pump(s).

Annex 2.A Resistance to fire

2.A.0 Introduction
This annex provides guidance on how to establish the resistance to fire of a building
element or component. Whilst it could be argued that occupants of a building only need
minutes to reach relative safety such as a protected zone, it should be remembered that
the fire tests used to establish fire resistance duration in terms of time, do not replicate a
real fire. In order to ensure the safe evacuation of the building occupants and to ensure
that fire-fighters are not placed at undue risk, it is necessary to apply certain factors of
safety to the fire resistance duration for structural and non-structural fire protection.
2.A.1 Fire resistance duration

Fire resistance durations are established from the guidance to Standards 2.1 to 2.15.
Reference throughout this document to a short, medium or long fire resistance duration,
will be satisfied by following the guidance in the table to this annex titled ‘Fire resistance
duration for common building elements or components’. The designer is free to choose
materials or products which satisfy either the British Standard Tests or the Harmonised
European Tests.
Any test evidence or assessment used to substantiate the fire resistance duration of a
wall, floor, ceiling, door or shutter should be carefully checked to ensure that is
demonstrates compliance with appropriate fire tests and performance criteria contained in
this handbook and is applicable to the complete installed assembly. For example, in the
case of floors or ceilings small differences in details such as openings for lighting or
ventilation can significantly affect the rating. Similarly, fire doors may also have small
differences in detail such as glazing apertures, intumescent strips, door frames and
ironmongery etc which may significantly affect the rating.
Transitional period - British and European fire tests will co-exist in use until the British
Standard classifications are withdrawn.
2.A.2 British Standards and associated specifications

The recommended fire resistance duration can be attained where the construction follows
the guidance in the columns 3, 4 and 5 of the table below. The tests and specifications
are:
a. Clause 10 of BS 476: Part 20: 1987, when read in conjunction with - for load-bearing
elements, BS 476: Part 21: 1987 for non-load-bearing elements, BS 476: Part 22:
1987, for components, BS 476: Part 23: 1987, for ventilation ducts, BS 476: Part 24:
1987
b. for fire door assemblies with non-metallic leaves, BS 8214: 1990: Sections 1 and 2
c. for structural steelwork, BS 5950: Part 8: 2003 or ‘Fire Safe Design: A new approach
to multi-storey steel framed buildings’ published by The Steel Construction Institute
(within the limitations described in the SCI Publication P288)
d. for the structural use of timber, BS 5268: Part 4: Sections 4.1 and 4.2: 1990

e. for the structural use of concrete, BS 8110: Part 2: 1985, Section 4.3 ‘Tabulated data
(method 1)’.
2.A.3 Harmonised European Standards

The recommended fire resistance duration can be attained where the construction follows
the guidance in Column 6 of the table above as specified in Commission Decision
2000/367/EC of 3/5/2000 implementing Council Directive 89/106/EEC as regards the
classification of the resistance to fire of construction products, construction works and
parts thereof.
• BS EN 13501-2: 2007, Fire classification of construction products and building
elements, Part 2- Classification using data from fire resistance tests (excluding
products for use in ventilation systems).
elements. Classification using data from fire resistance tests on products and elements
used in building service installations: fire resisting ducts and fire dampers (other than
smoke control systems).
elements, Part 4 - Classification using data from fire resistance tests on smoke control
systems.
The tests and specifications are:
• BS EN 1363-1: 1999, Fire resistance tests, Part 1- General requirements.
• BS EN 1363-2: 1999, Fire resistance tests, Part 2- Alternative and additional
procedures.
• BS EN 1363-3: 2000, Fire resistance tests, Part 3- Verification of furnace performance.
• BS EN 1364-1: 1999, Fire resistance tests for non load-bearing elements - Part 1:
Walls.
• BS EN 1364-2: 1999, Fire resistance tests for non load-bearing elements - Part 2:
Ceilings.
• BS EN 1365-1: 1999, Fire resistance tests for load-bearing elements - Part 1: Walls.
• BS EN 1365-2: 2000, Fire resistance tests for load-bearing elements - Part 2: Floors
and roofs.
• BS EN 1365-3: 2000, Fire resistance tests for load-bearing elements - Part 3: Beams.
• BS EN 1365-4: 1999, Fire resistance tests for load-bearing elements - Part 4:
Columns.
• BS EN 1366-1: 1999, Fire resistance tests for service installations - Part 1: Ducts.
• BS EN 1366-2: 1999, Fire resistance tests for service installations - Part 2: Fire
dampers.
• BS EN 1634-1: 2008, Fire resistance and smoke control tests for door and shutter
assemblies, openable windows and elements of building hardware, Part 1 – Fire
resistance tests for doors, shutters and openable windows.

assemblies, openable windows and elements of building hardware, Part 2 – Fire
resistance characterisation test for elements of building hardware.
assemblies, openable windows and elements of building hardware, Part 3 – Smoke
control test for door and shutter assemblies.
• BS EN 81-58: 2003, Safety rules for the construction and installation of lifts –
Examination and tests - Part 58: landing doors fire resistance test may be used in
accordance with Council Directive 95/16/EC of 29/6/1995 implementing the Lifts
Regulations 1997 (SI 1997/831).
• Any reference to European Standards for Structure (Structural Eurocodes) must be
taken to include the relevant UK National Annex:
• BS EN 1991-1-2:2002, Eurocode 1: Actions on structures – Part 1-2: General actions
– Actions on structures exposed to fire.
• BS EN 1992-1-2:2004, Eurocode 2: Design of concrete structures – Part 1-2: General
rules – Structural fire design.
• BS EN 1993-1-2:2005, Eurocode 3: Design of steel structures – Part 1-2: General
• BS EN 1994-1-2:2005, Eurocode 4: Design of composite steel and concrete structures
– Part 1-2: General rules – Structural fire design.
• BS EN 1995-1-2:2004: Eurocode 5: Design of timber structures – Part 1-2: General
• BS EN 1996-1-2:2005: Eurocode 6: Design of masonry structures – Part 1-2: General
• BS EN 1999-1-2:2007: Eurocode 9: Design of aluminium structures – Part 1-2:
General rules – Structural fire design.
Table 2.9 Fire Resistance Duration
1 2 3 4 5 6 7
Construction Fire British British British European Test
resistance Standards Standards Standards Standards exposure
duration Load Integrity Insulation
bearing (mins) (mins)
capacity
(mins)
1. Structural frame, Short 30 None None R 30 Faces
column or beam exposed
Medium 60 None None R 60
on the
Long 120 None None R 120 inside
2. Separating floor or Short 30 30 30 REI 30 From the
any other floor, used underside
Medium 60 60 60 REI 60
as a protected route
of escape (2.0.6) Long 120 120 120 REI 120

1 2 3 4 5 6 7
Construction Fire British British British European Test
resistance Standards Standards Standards Standards exposure
duration Load Integrity Insulation
bearing (mins) (mins)
capacity
(mins)
3. Other than a floor Short 30 None None R 30 From the
in 2 or an underside
Medium 60 None None R 60
intermediate floor
within a flat or Long 120 None None R 120
maisonette
4. Separating wall or Short 30 [4] 30 30 REI 30 [4] Each side
an internal wall or separately
Medium 60 [4] 60 60 REI 60 [4]
screen used as a
protected route of Long 120 [4] 120 120 REI 120 [4]
escape (2.0.6) [1, 2]
5. Load- bearing wall, Short 30 None None R 30 Each side
other than a separately
wall in 4 Medium 60 None None R 60
Long 120 None None R 120
6. Fire door in a wall Short None 30 [6] None E 30 Sa [6] Each side
in 4 separately,
Medium None 60 [6] None E 60 Sa [6]
when
Long None 120 [5,6] None E 120 Sa fitted in
[5, 6] frame [7]
7. External wall more Short 30 [4] 30 None RE 30 [4] From the
than 1 m from a inside only
Medium 60 [4] 60 30 RE 60 and
boundary [1, 2]
I 30 [4]
8. External wall not Short 30 [4] 30 30 REI 30 [4] From the
more than 1 m from a inside only
Medium 60 [4] 60 60 REI 60 [4]
boundary [1, 2]
9. Horizontal cavity Short None 30 None E 30 From the
barrier [3] underside
10. Vertical cavity Short None 30 None E 30 Each side
barrier [3] separately
11. Ceiling in place of Short None 30 30 EI 30 From the
a cavity barrier (see underside
2.4.2b, 2.4.2c, 2.4.3)
1. An external wall includes any external wall used to protect routes of escape (see
clause 2.0.6) but excludes an unprotected area calculated in accordance with clauses
2.6.1 to 2.6.4.
2. Any door in an external wall, which is not included in the calculation of unprotected
area, should have the same fire resistance duration and the same test exposure as the
external wall.

3. In a timber stud wall or partition the following will also be deemed to have a short fire
resistance duration:
a. polythene sleeved mineral wool, or mineral wool slab, in either case under
compression when installed, or
b. calcium silicate, cement based or gypsum based board at least 12 mm thick, or
c. steel at least 0.5 mm thick, or
d. timber at least 38 mm thick.
4. If the construction is non load-bearing, none in the case of column 3, and no load-
bearing (R) in the case of column 6.
5. Medium fire resistance duration is sufficient for a fire door in the enclosing structure of
a fire-fighting shaft.
6. Unless the fire door is in an external wall or a lift door or pressurisation techniques
following the guidance in BS EN 12101: Part 6: 2005 are used, the fire door should
also either:
a. in the case of column 4, have smoke seals fitted unless the leakage rate does not
exceed 3 m³/m/hour, head and jambs only, when tested at 25 Pa according to
BS476:
b. Part 31: 1983 (Section 31.1) with AMD 8366/ November 1994, or
c. in the case of column 6, attain the additional classification of Sa when tested to BS
EN1634-3: 2001.
7. A lift door need only be tested from the outside.

Annex 2.B Reaction to fire

2.B.0 Introduction
The performance criteria in terms of reaction to fire can be satisfied by the European
Harmonised fire tests. BS EN 13501-1: 2018 provides the fire classification procedure for
all construction products in terms of their reaction to fire.
2.B.1 Reaction to fire classification

For all construction products, the consideration is of a fire, initiated in a room, which can
grow and eventually reach flashover. This scenario includes three fire situations
corresponding to three stages in the development of a fire:
• the first stage includes initiation of the fire by ignition of a product, with a small flame,
on a limited area of a product,
• the second stage addresses fire growth eventually reaching flashover. It is simulated
by a single burning item in a corner of the room, creating a heat flux on adjacent
surfaces. For floorings, fire is seen to grow in the room of origin, creating a heat flux on
the floorings in an adjacent room or corridor, through a door opening, and
• in the post-flashover phase all combustible products contribute to the fire load.
External wall cladding systems - Currently, there is no recognised European
Harmonised fire test for facades or construction products exposed to a fire in a cavity.
Therefore, the reaction to fire classification system in BS EN 13501-1: 2018 for external
wall cladding systems has been adopted. It is important to understand the limitations of
these tests and their intended field of application. For example, some tests are material or
single component tests only and the single burning item (SBI) test is designed for internal
linings. The SBI test can include the mounting technique used in its end-use application
including any air gaps or substrate (see clause 2.B.2).
Even if an external wall cladding system is constructed of materials achieving European
Classification A1 and A2, clients may wish to further assess the cladding system against
the performance criteria in ‘Fire performance of external thermal insulation for walls of
multi-storey buildings’ (BR 135, 2013) when tested in accordance with BS 8414-1: 2020 or
BS 8414-2:2020. BS 9414: 2019 provides additional information on the application of
results from BS 8414 tests. This large scale facade test may be used as an alternative to
European Classification A1 or A2 where the external wall cladding system of a domestic
building is less than 1 m to the boundary and the building has no storey at a height of 11 m
or more above the ground.
The local authority verifier must notify the Building Standards Division where any proposal
is supported by BS 8414 fire tests and BR 135 classification reports. Rigorous compliance
checking of the design and construction must be undertaken and evidence recorded.
A list of exemptions to European Classification A1 and A2 components that form part of a
non-loadbearing external wall cladding system is provided below:
• cavity trays;
• cavity vents;

• any part of a roof (other than a part of a roof pitched at an angle of 70º or more to the
horizontal) if that part is connected to an external wall;
• door frames and doors;
• insulation and water proofing materials used below ground level and up to 300 mm
above ground level;
• intumescent and fire stopping materials, fire barriers and cavity barriers where the
inclusion of the materials is necessary for compliance with the standards in Section 2
(Fire);
• membranes;
• seals, gaskets, fixings, sealants and backer rods;
• thermal break materials; and
• window frames and glass.
Notes:
1. Window frames and glass includes glazed curtain walls or glazing to balconies which
should retain any combustible interlayers in the event of a fire.
2. See clause 2.7.1 for guidance on service penetrations.
2.B.2 Harmonised European Standards

Non-combustibility test (EN ISO 1182) identifies products that will not, or not
significantly, contribute to a fire, regardless of their end use. The assumption is that
products classified as A1 make no contribution to fire growth or to the fully developed fire.
A product classified as A1 is assumed to present no smoke hazard.
The European Commission has drawn up a list of products which, under specified
conditions, can be considered to be class A1 without testing. This information is given in
the Commission Decision 96/603/EC (OJ L 267 19.10.1966 p23) as amended by
2000/605/EC (OJ L 258 12.10.2000 p36) and 2003/424/EC (OJ L 144 12.6.2003 p9).
Heat of combustion test (EN ISO 1716) determines the potential maximum total heat
release of a product when completely burning, regardless of its end use.
Single burning item test (EN 13823) evaluates the potential contribution of a product to
the development of a fire, under a fire situation simulating a single burning item in a room
corner near to that product. When a classification includes “s3, d2” this means that there is
no limit set for smoke production and/or flaming droplets/particles.
Ignitability test (EN ISO 11925-2) evaluates the ignitability of a product under exposure to
a small flame.
Reaction to fire relates to the degree to which a product will contribute, by its own
decomposition, to a fire under specified conditions. Products are classified as A1, A2, B,
C, D, E or F (with class A1 being the highest performance and F being the lowest) in
accordance with BS EN 13501-1: 2018. Class F is assigned when a product fails to attain
class E. Untested products cannot be classified in accordance with BS EN 13501-1: 2018.
The classes of reaction to fire performance of A2, B, C and D are accompanied by
additional classifications related to the production of smoke (s1, s2, s3), with s1 indicating

the lowest production, and/or flaming droplets/particles (d0, d1, d2), with d0 indicating the
lowest production.
When a classification (other than as specified in Regulation 8) in this technical handbook
refers to Class A2, B, C and D the sub-indices are deemed to include s3, d2 which means
there is no limit set for smoke production and/or flaming droplets/particles. Materials which
form part of an external wall cladding system (see clause 2.7.1) or specified attachment, of
a relevant building must achieve European Classification A2-s1, d0 or A1 in accordance
with BS EN 13501-1:2018 (see Section 0.8 Durability, workmanship and fitness of
materials).
Table 2.10 Reaction to Fire
European Fire Test Additional Classification
Classification [1] ation
A1 BS EN ISO: 1182: 2020 and BS EN ISO: None

1716: 2018 or
Products made from only 1 or more of the
materials considered as Class A1 without the
need for testing, as defined in Commission
Decision 96/603/EC of 4th October 1996
establishing the list of products belonging to
Class A1 “No contribution to fire” provided for
in the Decision 94/611/EC implementing
Article 20 of the Council Directive 89/106/
EEC on the construction products. None of
the materials contain more than 1.0% by
weight or volume (whichever is the lower) of
homogeneously distributed organic material.
A2 BS EN ISO: 1182: 2020 or Smoke production and
BS EN ISO: 1716: 2018 and BS EN 13823: flaming droplets / particles
2020.
B, C and D BS EN: 13823: 2020 and BS EN ISO: 11925- Smoke production and
2: 2020. flaming droplets / particles
E BS EN ISO: 11925-2: 2020. Flaming droplets / particles
F BS EN ISO: 11925-2: 2020.
2.B.3 Classified without Testing

There is a procedure by which certain products can be assigned a particular fire
classification without the need for testing. Such products have well established reaction to
fire performance and have been agreed by the Standing Committee on Construction.
Agreements relating to such products which may be ‘classified without testing’ (CWT) are
published in the Official Journal of the European Commission and are listed on the Nando-
CPD database on the EC website.
European Classification A1 in Table 2.10 includes a list of products drawn up by the
European Commission which, under specified conditions, can be considered to be Class
A1 without testing. This information is given in the Commission Decision 96/603/EC (OJ L
267 19.10.1996 p23) as amended by 2000/605/EC (OJ L 258 12.10.2000 p36) and
2003/424/EC (OJ L 144 12.6.2003 p9).

Annex 2.C Vulnerability of roof coverings

2.C.0 Introduction
This annex provides guidance on the vulnerability of roof coverings and is concerned with
the performance of roofs when exposed to fire from neighbouring buildings.
Commission Decision 2005/823/EC amending Decision 2001/671/EC establishing a
classification system for the external fire performance of roofs and roof coverings allows
the classification of performance by either:
a. BS 476: Part 3: 2004 (National Test), External fire exposure roof tests, or
b. BS EN 13501-5: 2016 (European Test), Fire classification of construction products and
building elements, Part 5 - Classification using test data from external fire exposure to
roof tests.
2.C.1 Vulnerability of roof coverings

The level of vulnerability is established from the guidance to Standard 2.1 to 2.15.
Reference throughout this document to a low, medium or high vulnerability, will be
satisfied by following the guidance in the table below. The British Standard classification
does not automatically equate with the equivalent classifications in the European
standards column, therefore products cannot typically assume a European class, unless
they have been tested accordingly. The designer is free to choose materials or products,
which satisfy either the British Standard Tests or the Harmonised European Tests.
Transitional period - British and European fire tests will co-exist in use until the British
Standard classifications are withdrawn.
2.C.2 British Standards and associated specifications

The national test for roof coverings is BS 476: Part 3: 2004 which measures the capability
of a roof to resist penetration from fire and flame spread when the external surface is
exposed to radiation and flames.
BS 476: Part 3: 2004 sets out a classification system based on external penetration and
flame spread as set out in the following table. The first letter of the designation indicates
fire penetration performance i.e. the time at which any glowing or flaming [other than that
from the gas pilot flame] appears on the underside of the specimen. The second letter of
the designation indicates flame spread performance. The addition of the suffix ‘X’ indicates
dripping from the underside of the specimen, any mechanical failure or development of
holes in the specimen. The angle of the specimen in the test is designated by the prefix ’S’
[slope] or ‘F’ [flat].

Table 2.11 Roof Coverings: Penetration from fire and flame spread
Penetration Flame spread
A. Those specimens which have not A. Those specimens on which there is no spread of
been penetrated within 60 minutes flame
B. Those specimens which are B. Those specimens on which there is not more than
penetrated in not less than 30 minutes 525 mm spread of flame
C. Those specimens which are C. Those specimens on which there is more than
penetrated in less than 30 minutes 525 mm spread of flame
D. Those specimens which are D. Those specimens which continue to burn for
penetrated in the preliminary test more than 5 minutes after the withdrawal of the
test flame or spread of flame more than 375 mm
across the region of burning in the preliminary
test
2.C.3 Harmonised European Standards

The European test method has been published as DD ENV 1187: 2002, ‘Test methods for
external fire exposure to roofs’, which specifies four methods for determining the
performance of roofs to external fire exposure:
• Test 1 : with burning brands
• Test 2 : with burning brands and wind
• Test 3 : with burning brands, wind and supplementary radiant heat
• Test 4 : two stage test method incorporating burning brands, wind and supplementary
radiant heat.
Only test method 4 evaluates penetrability in a satisfactory way to satisfy the fire
performance requirements in the United Kingdom. For this reason, (t4) has been added to
the European test designations to add clarity.
The performance criteria in terms of vulnerability to external fire exposure can be satisfied
where the roof covering follows the guidance in the following table. The classification
methodology is contained in BS EN 13501-5: 2016.
Table 2.12 Classification for roofs / roof coverings exposed to external fire
Classification for roofs / roof coverings exposed to external fire

Broof (t4) a. No penetration of roof system within 60 minutes
b. In preliminary test, after withdrawal of the test flame, specimens
burn for less than 5 minutes
c. In preliminary test, flame spread less than 0.38 m across region of
burning
Croof (t4) a. No penetration of roof system within 30 minutes
burning

Classification for roofs / roof coverings exposed to external fire

Droof (t4) a. Roof system is penetrated within 30 minutes but is not penetrated in
the preliminary test
burning
Eroof (t4) a. Roof system is penetrated within 30 minutes but is not penetrated in
the preliminary test
b. Flame spread is not controlled
Froof (t4) a. No performance determined
Table 2.13 Vulnerability of roof coverings

1 2 3
Vulnerability British Standards European Standards
Low a. Designation AA, AB or AC when tested along The material has
with the substrate in accordance with BS 476: achieved a
Part 3: 2004, or classification of
b. Glass at least 4 mm thick, or Broof(t4) in
accordance with BS
c. A roof covering or rooflight of plastics materials
EN 13501-5: 2016
which is in an open canopy or over a
when tested to DD
substantially open area such as a loading bay
ENV 1187: 2002
which is a single-skin polycarbonate sheet not
+A1:2005, test 4.
more than 3 mm thick or multi-skin
polycarbonate sheet, or a thermoplastic
material (see clause 2.5.4): a specimen of
which when tested in accordance with Method
508A in BS 2782: 1970 (1974), performs so
that the test flame does not reach the second
mark within 2 minutes, the specimen thickness
to be more than 1.5 mm and not more than 3
mm, or
d. A thermoplastic sheet with a European
Classification B or C (see table to annex 2.B)
or a rigid solid PVC (uPVC), or
e. a polycarbonate rigid solid sheet at least 3 mm
thick, or a multi-skin polycarbonate sheet at
least 10 mm thick overall.

1 2 3
Vulnerability British Standards European Standards
Medium a. Designation BA, BB, BC, CA, CB or CC when The material has
tested along with the substrate in accordance achieved a
with BS 476: Part 3: 2004, or classification of
b. A roof covering or rooflight of plastics materials Croof(t4) and Droof(t4)
which is a single-skin polycarbonate sheet not in accordance with BS
more than 3 mm thick or multi-skin EN 13501-5: 2016
polycarbonate sheet, or thermoplastic material, when tested to DD
a specimen of which when tested in ENV 1187: 2002 +
accordance with Method 508A in BS 2782: A1:2005, test 4.
1970 (1974), performs so that the test flame
does not reach the second mark within 2
minutes, the specimen thickness to more than
1.5 mm and not more than 3 mm.
High a. Any designation other than low or medium The material has
vulnerability, including for example, timber achieved a
shingles or thatch. classification of
Eroof(t4) and Froof(t4)
in accordance with BS
EN 13501-5: 2016
when tested to DD
ENV 1187: 2002
+A1:2005, test 4.

Section 3 (Environment)
3.0 Introduction
3.1 Site preparation – harmful and dangerous substances
3.2 Site preparation – protection from radon gas
3.3 Flooding and groundwater
3.4 Moisture from the ground
3.5 Existing drains
3.6 Surface water drainage
3.7 Wastewater drainage
3.8 Private wastewater treatment systems – treatment plants
3.9 Private wastewater treatment systems – infiltration systems
3.10 Precipitation
3.11 Facilities in dwellings
3.12 Sanitary facilities
3.13 Heating
3.14 Ventilation
3.15 Condensation
3.16 Natural lighting
3.17 Combustion appliances – safe operation
3.18 Combustion appliances – protection from combustion products
3.19 Combustion appliances – relationship to combustible materials
3.20 Combustion appliances – removal of products of combustion
3.21 Combustion appliances – air for combustion
3.22 Combustion appliances – air for cooling
3.23 Fuel storage – protection from fire
3.24 Fuel storage – containment
3.25 Solid waste storage
3.26 Dungsteads and farm effluent tanks
3.27 Water efficiency
3.28 Overheating risk
Annex 3.A Domestic Ventilation Guide

Section 3 - Environment
3.0 Introduction
3.0.1 Background
Water, air and soil are intricately linked and all can be affected by various forms of
pollution that affect our environment. Other issues such as condensation have been a
constant threat to people and buildings for many years.
Industrial change and demographic shift during the 19th and 20th centuries resulted in
large-scale re-organisation of our villages, towns and cities. Industries moved out or
disappeared altogether leaving large, 'brownfield', gaps in our landscape. At the same
time, changes in heating methods and the advent of the consumer society, have had a
significant effect on the type and volume of refuse it has been necessary to dispose of to
landfill. Inevitably, these changes have left behind a legacy of land contamination that in
some cases, may be harmful. The Scottish Government encourages the use of previously
developed land (brownfield) and local authorities may wish to promote brownfield land in
preference to greenfield land. Some of this land will be contaminated and will need to be
made safe.
Climate is controlled by the long-term balance of energy of the Earth and its atmosphere.
Natural events cause changes in climate but human activities can also change the climate.
The accumulation of greenhouse gases in the atmosphere due to human activities will
change the climate by enhancing the natural greenhouse effect, leading to an increase in
the Earth's average surface temperature resulting in heavier rainfall.
Indoor air quality complaints are frequently associated with comfort issues: high or low
temperatures, draughts, high or low humidity or poor lighting. However the incidence of
real indoor pollution should not be ignored, it is surprisingly common. The construction
quality of dwellings is improving with a resulting reduction of adventitious air infiltration
producing fewer air changes. Inadequate ventilation, inefficient filtration and poor hygiene
all contribute to poor indoor air quality.
Carbon monoxide (CO) gas has no smell, taste or colour and it kills dozens of people in
their homes every year. Many more suffer debilitating illnesses often without anybody
realising that they are being poisoned. CO gas is produced by combustion appliances
such as fires, boilers and water heaters. Any appliance that burns solid fuel, gas or oil and
that does not have a room-sealed balanced flue so that it is sealed off from the room, is
capable of poisoning you if it is not properly installed, maintained and serviced. The
highest incidence of CO poisoning occurs in domestic buildings.
Oil accounts for about a third of all reported pollution incidents in Scotland that are
investigated by the Scottish Environment Protection Agency (SEPA). That means around
500 to 600 pollution incidents a year with about 10 to 12% being serious. It is an offence to
cause pollution and courts now impose heavy fines. Although domestic pollution is low
compared with commercial and industrial buildings, it is important to ensure standards are
not lowered.
Disposal of wastewater and surface water also needs to be carefully considered to prevent
environmental pollution and uncontrollable run-off during periods of heavy rainfall leading
to flooding. The incorporation of water conservation measures in buildings can reduce

pressure on precious water resources by recycling water from certain types of appliance.
Recycling can also reduce the reliance on mains water and limit the amount of water
discharged thus alleviating the risk of flooding. The inclusion of ‘green roofs’ into building
design can also provide benefits to the environment and building owners alike. Although
viewed as mainly a vernacular building practice renewed interest is being shown in this
technique due to the diverse benefits that can be achieved, such as:
• run-off attenuation helps reduce sewer surcharging
• absorbs greenhouse gases
• absorbs air pollution
• protects the roof finish from mechanical damage and ultra-violet radiation, and
• provides additional insulation.
Solid waste has increased enormously in the last couple of decades and disposal to land
fill sites is creating severe problems. Recycling is now a priority.
3.0.2 Aims
The intention of this section is to ensure that, as far as is reasonably practicable, buildings
do not pose a threat to the environment and dwellings, and people in or around buildings,
are not placed at risk as a result of:
a. site conditions
b. hazardous and dangerous substances
c. the effects of moisture in various forms
d. an inadequate supply of air for human occupation of a building
e. inadequate drainage from a building and from paved surfaces around a building
f. inadequate and unsuitable sanitary facilities
g. inadequate accommodation and facilities in a dwelling
h. inadequately constructed and installed combustion appliances
i. inadequately constructed and installed oil storage tanks
j. inadequate facilities for the storage and removal of solid waste from a dwelling.
k. excessive heat gain in summer months.

The following is a summary of changes made to this section from 1 February 2023.
• Standard 3.14 - guidance on domestic ventilation provision updated.
• Standard 3.28 – new standard and supporting guidance on overheating introduced.
• Annex 3.A – added to Handbook (previously separate ‘Domestic Ventilation Guide’).


Listed below are some pieces of legislation that may be relevant and/or helpful to those
using the guidance in this particular section.
The Gas Safety (Installations and Use) Regulations 1998 require that any person who
installs, services, maintains, removes, or repairs gas fittings must be competent. It covers
not only materials, workmanship, safety precautions and testing of gas fittings but also the
safe installation of all aspects of gas-fired appliance installations.
The Gas Appliance (Safety) Regulations 1995 cover all aspects of gas appliances and
fittings and sets safe standards to satisfy the essential requirements set by the EU. It sets
procedures and duties for demonstrating attestation of conformity.
The Control of Pollution Act 1974 covers, among others, duties and powers of the local
authority to control and dispose of solid waste.
The Environment Act 1995 covers, among others, duties and powers of the Scottish
Environment Protection Agency.
The Environmental Protection Act 1990 covers, among others, management and
enforcement of the collection, disposal and treatment of waste, control of hazardous
substances, oil pollution and nature conservation. Part IIA covers contaminated land.
The Groundwater Regulations 1998 were introduced to prevent pollution of groundwater
and to manage groundwater resources in a sustainable way.
The Water Environment and Water Services (Scotland) Act 2003 sets up an integrated
regime for water quality and quantity management.
The Water Byelaws apply to any water fitting installed or used in buildings where water is
supplied by Scottish Water other than where specifically exempted.
The Sewerage (Scotland) Act 1968 covers, among others, duties and powers of the local
authority to provide, construct and maintain public sewers and rights of connection and
discharge.
The Water Environment (Controlled Activities)(Scotland) Regulations 2005 gives Ministers
the power to introduce controls over a range of activities that have an adverse impact upon
the water environment.
The Water Environment (Oil Storage)(Scotland) Regulations 2006 were introduced to help
reduce the incidence of oil pollution particularly from inadequate storage.
3.0.5 Certification

3.1 Site preparation – harmful and dangerous

substances
Mandatory Standard
Standard 3.1
Every building must be designed and constructed in such a way that there will
not be a threat to the building or the health of people in or around the building
due to the presence of harmful or dangerous substances.
Limitation:
This standard does not apply to the removal of unsuitable material, including
turf, vegetable matter, wood, roots and topsoil on the site of a building (other
than a dwelling) intended to have a life not exceeding the period specified in
regulation 6.
3.1.0 Introduction
Land contamination is an unwanted legacy of Britain’s long industrial history. Part IIA of
the Environmental Protection Act 1990 (inserted by Section 57 of the Environment Act
1995) was introduced to enable the identification and remediation of contaminated land
from which contamination currently represents an unacceptable risk. Risks associated with
the land’s future use will continue to be dealt with under the planning and building
standards system. Some functions of Part IIA, planning and building standards regimes
may, at times, overlap.
Public registers - Part IIA adopts a ‘suitable for use approach’ that requires the current
risks to be assessed and remediated as required, for a site’s existing use. The primary
regulatory role for this rests with the local authorities. Local authorities and SEPA must
establish public registers to record all prescribed regulatory action taken under Part IIA.
The register will contain particulars relating to the remediation, as well as notifications of
the identification of contaminated land. The registers will expand as new information is
identified.
Section 78A(2) of the Act (as amended) provides a specific definition of ‘contaminated
land’ for the purpose of the Act. Land that is not ‘contaminated land’ as defined under the
Act may still contain harmful or dangerous substances and the following guidance should
be useful to the local authority in carrying out its other functions.
Pan 33 - land confirmed, or suspected of being contaminated is a material consideration
when local authorities determine planning applications. The key role of the planning
system is to ensure that all the ground included within the planning application is suitable
for the proposed future use. Conditions may be added to any permission given to ensure
the required remediation takes place. Planning Advice Note (PAN) 33 ‘Development of
Contaminated Land’ explains further the role of planning and includes useful cross-
references to other relevant publications and regimes.

Harmful or dangerous substances include deposits of faecal or animal matter and any
substance, or mixture of substances, which is, or could become, corrosive, explosive,
flammable, radioactive or toxic or which produces, or could produce, any gas likely to have
any such characteristic.
6).
3.1.1 Preparation of a site

Surface soil and vegetable matter can be detrimental to a buildings structure if left
undisturbed within the building footprint. Therefore, before any work can commence,
unsuitable material including turf, vegetable matter, wood, roots and topsoil should be
removed from the ground to be covered by the building, and the ground immediately
adjoining the building, to a depth of at least that which will prevent later growth that could
damage the building. The term ‘ground immediately adjoining’ is intended to cover ground
that is disturbed as a direct result of the works.
The solum (prepared area within the containing walls of a building) should be treated to
prevent vegetable growth and reduce the evaporation of moisture from the ground to the
inner surface of any part of a dwelling that it could damage.
The solum should be brought to an even surface and any upfilling should be of hard, inert
material. See guidance to Standard 3.4 relating to building elements adjacent to the
ground.
To prevent water collecting under the building, the solum should be not lower than the
highest level of the adjoining ground. However where this may not be possible, such as on
sloping ground, the solum should be laid to fall to an outlet in the underbuilding above the
lowest level of the adjoining ground to prevent any water build up below the building.
Any part of the underbuilding that is in contact with the ground, such as on sloping ground,
should be tanked see clause 3.4.7.
Where the site contains fill or made ground, consideration should be given to its
compressibility and its collapse potential. Thought should be given to foundation design to
prevent the damaging effect of differential settlement.
3.1.2 Harmful or dangerous substances

For the purposes of this Technical Handbook, clause 3.1.0 provides guidance on what
harmful or dangerous substances may consist of. Because of their hazardous qualities,
any ground below and immediately adjoining (see clause 3.1.1) a building should have
them removed or made safe. Guidance on remedial action to deal with such substances is
given in clause 3.1.5.
3.1.3 Hazard identification and assessment

A preliminary desk-top study should be carried out to provide information on the past and
present uses of the proposed building site and surrounding area that may give rise to

contamination. Examples of land likely to contain contaminants can include, but are not
limited to:
• asbestos works
• chemical works
• gas works, coal carbonisation plants and ancillary by-products works
• industries making or using wood preservatives
• landfill and other waste disposal sites
• metal mines, smelters, foundries, steel works and metal finishing works
• munitions production and testing sites
• nuclear installations
• oil storage and distribution sites
• paper and printing works
• railway land, especially the larger sidings and depots
• scrap yards
• sewage works, sewage farms and sludge disposal sites
• tanneries, and
• petrol filling stations.
During a walk-over of the area there may be signs of possible contaminants. The
preliminary investigation can assist in the design of the exploratory and detailed ground
investigation. A detailed ground investigation may be necessary and should provide
sufficient information for the risk assessment and the design and specification of any
remedial work.
Risk assessment should be specific to each building site and take into account the
presence of source, pathways and receptors at a particular building site. Generic
assessment criteria may provide an indication of where further consideration of risk to
receptors is required. The selection of assessment criteria should take into account the
specific circumstances of the building site and the receptors that may be exposed.
Assessment criteria should be authoritative and scientifically based. Should a risk be
indicated then further consideration would be warranted. This may involve collection and
assessment of further information. Useful tools for undertaking detailed assessment of risk
are available e.g. CONSIM and CLEA. Reference should be made to SEPA and DEFRA
web sites which contain details of published and forthcoming guidance.
The Environment Agency (EA) manages an extensive research programme related to land
contamination. This programme is ongoing and a check should be made to ensure that the
most up-to-date guidance is used. The following are just some of the publications that may
be of interest:
• assessment of risks to human health from land contamination, an overview of the
development of soil guideline values: CLR 7
• priority contaminants report: CLR 8

• contaminants in soils, collation of toxicological data and intake values for humans:
CLR 9
• contaminated land exposure assessment (CLEA) model, technical basis and
algorithms: CLR 10
• land contamination risk assessment tools: an evaluation of some of the commonly
used methods: Technical Report P260
• secondary model procedure for the development of appropriate soil sampling
strategies for land contamination: R&D Technical Report P5
• technical aspects of site investigation: R&D Technical report P5.
3.1.4 Development on land that may be contaminated

Where the desk study, records or local knowledge of previous use identifies, land that may
contain, or give rise to, harmful or dangerous substances, planning permission will
normally be subject to conditions. These conditions may be imposed to ensure that the
development proposed for the land will not expose future users or occupiers, or any
building or services, to hazards associated with the contaminants.
3.1.5 Land not initially identified as being contaminated

There may be occasions when land containing harmful or dangerous substances has not
been identified at the planning stage, and the presence of contaminants is only suspected
later. Some signs of the possible presence of contaminants are given in the table below
together with the possible contaminant and the probable remedial action recommended.
The verifier may require the removal or treatment of any of the contaminants in the table to
clause 3.1.5, to be carried out by specialists.
If any signs of possible contaminants are present, the verifier should be told at once. If the
presence of any of the contaminants listed in the table to clause 3.1.5 is confirmed, it is
likely that some form of remedial action will be required. For guidance, the normal course
of remedial action is listed against each contaminant. In all cases these courses of action
assume that the ground to be covered by the building will have at least 100 mm of in-situ
concrete cover. Expert advice may be required to provide an economical and safe solution
to the hazards encountered especially where contaminants are present in large amounts or
where there is imminent danger to health or safety.

Table 3.1 Possible contaminants and actions

Signs of possible Possible contaminant Possible remedial action
contaminants recommended
Vegetation (absence, metals, metal components none
poor or unnatural growth)
organic compounds, gases removal or treatment
Surface materials metals, metal compounds none
(unusual colours and
oil and tarry wastes removal, filling, sealing or
contours may indicate)
treatment
asbestos (loose) removal, filling, sealing or
treatment
other fibres none
organic compounds including removal, filling or treatment
phenols
potentially combustible removal, inert filling or treatment
material including coal and
coke dust
refuse and waste removal or treatment
Fumes and odour (may flammable, explosive, toxic removal or treatment; the
indicate organic and asphyxiating gases construction is to be free from
chemicals at very low including methane and carbon unventilated voids
concentrations) dioxide
corrosive liquids removal, filling, sealing or
treatment
faecal, animal and vegetable removal, filling or treatment
matter (biologically active)
Drums and containers various removal with all contaminated
(whether full or empty) ground
3.1.6 Risk management techniques

The Construction Industry Research and Information Association (CIRIA) produces many
useful guidance documents on the application of different risk management techniques.
There are a range of options for managing the risk of contamination. This can include
removal or treatment of the contaminant source or breaking the pathway by which
contaminants can present a risk to receptors:
Removal - means that the contaminant itself and any contaminated ground to be covered
by the building should be taken out to a depth of 1 metre (or less if the verifier agrees)
below the level of the lowest floor. The contaminant should then be taken away to a place
to be named by the local authority
Filling - means that the ground to be covered by the building should be determined on a
site specific basis but is normally to a depth of 1 m (or less if the verifier agrees) with a
material which will not react adversely with any contaminant remaining and may be used
for making up levels. The type of filling and the design of the ground floor should be
considered together

Inert filling - means that the filling is wholly non-combustible and not easily changed by
chemical reactions
Sealing - means that a imperforate barrier is laid between the contaminant and the
building and sealed at the joints, around the edges and at the service entries. Note that
polyethylene may not be suitable if the contaminant is a liquid such as a tarry waste or
organic solvent
Ground treatment - may provide a more cost effective and environmentally sustainable
solution. Treatment may be the only option where the presence of structures or services
prevents excavation. Treatment processes can be biological, chemical or physical and be
undertaken either in-situ (contaminants are treated in the ground) or ex-situ (contaminated
material is excavated and then treated before being returned). The processes convert the
contaminant into a neutral form or render it harmless. There are also solidification and
stabilisation processes that can ‘fix’ contaminants in the soil so as to reduce the harm, and
thermal processes that alter the contaminant by incineration or by volatilisation. The exact
process to use will depend on the contaminant present and the soil type. Expert advice
should be sought.
CIRIA and the EA websites also contain useful data sheets on remedial treatment options.
3.1.7 Housing on land affected by contamination

The National House Building Council (NHBC), together with the Environment Agency, has
produced a guidance document ‘Guidance for the Safe Development of Housing on Land
Affected by Contamination’. The document aims to promote the adoption of good practice
in the identification, investigation, assessment and remedial treatment of land affected by
contamination, so that the development of housing on such land can be undertaken safely
and with confidence that no unacceptable risks remain.
3.1.8 Re-development of industrial land

With the increasing re-development of former industrial land, attention is also drawn to BS
10175: 2001, ‘Investigation of potentially contaminated sites, Code of Practice’. The British
Standard provides guidance on, and recommendations for, the investigation of land that
may be contaminated or land with naturally enhanced concentrations of potentially harmful
materials, to determine or manage the ensuing risk. BS 5930: 1999, ‘Code of Practice for
Site Investigations’ is also relevant. This CoP deals with the investigation of ground for the
purpose of assessing their suitability for the construction of the work. It provides
recommendations on certain constraints or problems that can affect a site, such as
geotechnical aspects and the legal aspects including the need for licenses or permits.
3.1.9 Risks to construction materials and services

Buildings, and the materials they are constructed from, are classed as receptors and
therefore may be subject to damage if they come into contact with contaminated land. A
principal concern is that any attack or damage from ground contaminants may affect the
structural integrity or serviceability of the building and present a health and safety threat.
Both natural and human generated ground conditions can be aggressive to structures and
services, in view of this the construction design should take account of any ground
contaminants that could affect or damage buildings, materials and services. In practice it

may be more difficult to assess and manage contamination risks when dealing with new
work to existing buildings.
Site analysis and hazard identification are necessary to allow assessment of any
contamination risks posed to the construction. The susceptibility of construction to
aggressive contaminant attack generally depends on four conditions:
• presence of water
• contaminant concentrations
• contact between materials and contaminants, and
• material sensitivity.
The BRE publication BR 255:1994 'Performance of Building Materials in Contaminated

Land' provides detailed guidance on the vulnerability of building materials to the hazards
arising from contamination.
The following table identifies some common aggressive substances, their possible effects
on building materials and possible mitigation options.
Table 3.2 Substance affecting materials
Materials Substance Possible effect Mitigation options
concrete, sulphates (acid & water expansion, • specify resistant
mortar, soluble in soil) pyrites heavy disintegration materials
masonry metals deterioration • provide protective
chloride (acid & water reduced strength coatings, isolation
soluble in soil) increased permeability or sacrificial layers
reinforcement corrosion • excavate and
remove affected
inorganic and organic acids expansion degradation material
(depending on type and and corrosion of
• contain
concentration) reinforcement
contamination
magnesium salts disintegration • design and
ammonium salts increased porosity construct site
drainage to
structural steel, sulphate, sulphur and corrosion reduce or
metal pipes sulphide eliminate contact
and services between
inorganic and organic acids corrosion
contaminants
plastics, alkalis, ammonia, chlorine, swelling deterioration and building
rubbers hydrocarbons, oils structure or
polyethenes benzene, toluene, phenol permeation services
1. The potential for chemical attack often depends on the presence of water as a
substance carrier.
2. Concrete, being an alkaline material is potentially vulnerable to attack from acids.

3.2 Site preparation – protection from radon gas

Mandatory Standard
Standard 3.2
not be a threat to the health of people in or around the building due to the
emission and containment of radon gas.
3.2.0 Introduction
Radon is a naturally occurring, radioactive, colourless and odourless gas that is formed
where uranium and radium are present. It can move through cracks and fissures in the
subsoil, and so into buildings. The amount, or activity, of radon is measured in becquerels
(Bq). Where this gas occurs under a dwelling, the external walls contain it and the
containment of radon can build up inside the dwelling over the long term posing a risk to
health.
Breathing in radon gas for long periods increases the risk of developing lung cancer and
since people spend a high proportion of their time at home, concentration levels in
dwellings are very important. Although the risk is relatively insignificant for people visiting
or living for short periods in a dwelling with high levels of radon, long-term exposure can
increase the risk to the point where preventative action is necessary. To reduce the risk, all
new dwellings, extensions and alterations, built in areas where there might be radon
concentration, may need to incorporate protective measures.
Public Health England (PHE), formally the Health Protection Agency, is the primary
resource for advice about radon in the UK, and recommends that radon levels in homes
should be reduced if the average is more than 200 becquerels per cubic metre (Bq/m3).
Further information relating to radon levels, testing, sources and effects can be accessed
on the PHE's "UKradon" website at http://www.ukradon.org/.
practicable, and in no case be worse than before the conversion. (regulation 12, schedule
6).
3.2.1 Radon probability areas

“Radon probability areas” have been designated by testing dwellings. Where tests on
existing dwellings show that 1% of the dwellings in that area are likely to have a radon
concentration above 200 Bq/m3 (the action level) the area is designated as a ‘radon
probability area’.
Radon maps - The Health Protection Agency (HPA) (now Public Health England (PHE))
and the British Geological Society jointly worked on detailing mapping in Scotland of radon
potential. The report providing an overview of this work, titled "Indicative Atlas of Radon in
Scotland", was published in July 2011 and is available to view or download from PHE's

"UKradon" website http://www.ukradon.org/. The resulting high definition digital map

indicates areas in Scotland with elevated radon potential. The map provides an indicative
picture of areas of the country where radon levels are likely to be higher.
Radon risk report - the atlas presented in the report contains simplified maps that are
indicative rather that definitive with each 1km grid square coloured according to the
highest radon potential found within it. A risk report giving the estimated radon potential for
an individual dwelling or site can be obtained through the "UKradon" website http://
www.ukradon.org/.
3.2.2 Protection from radon gas

If a dwelling is to be located or extended on ground designated as a ‘radon probability
area’, or on ground where radon is known to exist, protective work should be undertaken
to prevent excessive radon gas from entering the dwelling.
Radon protective measures should be provided in accordance with the guidance contained
in BRE publication BR 211 – ‘Radon: guidance on protective measures for new buildings’.
Additional guidance on the installation of radon protection measures in dwellings is
available in two BRE Good Building Guides; GG 73 "Radon protection for new domestic
extensions and conservatories with solid concrete ground floors" and GG 74 "Radon
protection for dwellings". Both of these publications should be read in conjunction with BR
211.

3.3 Flooding and groundwater

Mandatory Standard
Standard 3.3
not be a threat to the building or the health of the occupants as a result of
flooding and the accumulation of groundwater.
3.3.0 Introduction
Flooding can be diverse, often site specific and brought about by a range of factors
including heavy rain, raised groundwater levels, increased rain water run-off and blocked
or surcharged drainage systems. It is also generally recognised that climate change may
play a major role in increasing the risk of flooding in the future, for example, local pluvial
(rainfall) flooding from more frequent short intense rain storms.
The effects of flooding on a building can include significant damage to materials, services
and structure. Contamination could result where waste water drainage is present in the
floodwater. Where there is a risk that flooding can affect a building it is important that any
proposed construction is designed to be more resistant or resilient.
Pressure for land development may mean that development may be given planning
approval on land subject to some risk of flooding. Where development is to take place on
land assessed by the planning authority as having a flood risk, advice should be sought
from sources such as the local planning authority, the Scottish Environment Protection
Agency (SEPA) and those responsible for coastal defences. Further guidance may be
obtained from the ‘Scottish Planning Policy SPP.
The Scottish Environment Protection Agency (SEPA) provides flood risk information on
their indicative river and coastal interactive flood maps on their website -
http://www.sepa.org.uk/.
When near surface level groundwater is present on a building site there is the potential for
construction activity to affect it or for the groundwater to pose a hazard to any new
buildings. To reduce the risk to buildings from groundwater, subsoil drainage of a site may
be necessary to protect against penetration of groundwater through a building and
damage to the building fabric. Any existing drains that will be affected by the construction
of a building should also continue to function properly and guidance is provided under
Standard 3.5.
6).

3.3.1 Groundwater
New building sites should be initially assessed to establish the existing groundwater level
and any fluctuation to the established level brought about by seasonal effect, new
construction, excavations or other related activities.
Ground below and immediately adjoining a dwelling that is liable to accumulate
groundwater, at a level that could affect the structure or penetrate the building, requires
subsoil drainage or other dewatering treatment to be provided to mitigate against the
harmful effects of such water.
The drainage of groundwater may also be necessary for the following reasons:
• to increase the stability of the ground
• to avoid surface flooding
• to alleviate subsoil water pressures likely to cause dampness to below-ground
accommodation
• to assist in preventing damage to foundations of buildings
• to prevent frost heave of subsoil that could cause fractures to structures such as
concrete slabs.
The selection of an appropriate drainage layout will depend on the nature of the subsoil
and the topography of the ground. Field drains, where provided, should be laid in
accordance with the recommendations in clause 10 of BS 8301: 1985.
Surface water run-off to adjacent sites - with the removal of topsoil from a development
site, developers should be aware of the dangers from possible surface water run-off from
their building site to other properties. It is good practice to have procedures in place to
overcome this occurrence. Depending on conditions, the formation of channels or small
dams to divert the run-off or, where conditions are particularly serious, the installation of
field drains or rubble drains may overcome the problem.
3.3.2 Flood risk assessment

Any identified site specific risk of flooding to a building or its occupants should be
assessed to allow sustainable design mitigation. Building site flood risk assessments
should be an integral part of the design and construction process with the appraisal also
considering the effects that the development may have on adjoining ground.
‘Planning and Building Standards Advice on Flooding’ (PAN 69) sets out flood risk
and probability assessment procedures including the need for drainage assessments to
demonstrate a neutral or better effect on sites where flooding is an issue. For site specific
flood risk assessments the CIRIA document ‘Development and Flood Risk – guidance for
the construction industry’ (C624) 2004 provides detailed guidance on carrying out flood
risk assessment and suggests design considerations for developers.
3.3.3 Resilient construction in flood risk areas

Where it is intended to develop in areas that may be at some identified risk of flooding,
buildings should be designed and constructed to offer a level of flood resistance and
resilience that can reduce the flood impact on structure and materials.

The May 2007 CIRIA document ‘Improving the Flood Performance of New Buildings –
Flood Resilient Construction’ is a national document that provides design guidance on
suitable materials and construction details for use in low or residual flood risk
developments.
‘The Design Guidance on Flood Damage to Dwellings, 1996’. This document describes the
likely effects of flooding on materials and elements of the building and assesses various
forms of construction and measures to reduce the risk of flood damage in dwellings.

3.4 Moisture from the ground

Mandatory Standard
Standard 3.4
moisture penetration from the ground.
3.4.0 Introduction
Water is the prime cause of deterioration in building materials and constructions and the
presence of moisture encourages growth of mould that is injurious to health. Ground water
can penetrate building fabric from below, rising vertically by capillary action. The effects of
this rising damp are immediately recognisable. There may be horizontal ‘tidemarks’
sometimes several feet above the floor; below it the wall is discoloured with general
darkening and patchiness. There may also be loose wallpaper, signs of mould growth and
deterioration of plaster. Hygroscopic salts brought up from the ground tend to concentrate
in the ‘tidemark’.
Dwellings therefore need to be constructed in such a way that rising damp neither
damages the building fabric nor penetrates to the interior where it may constitute a health
risk to occupants.
Designers should be aware of the impact that climate change could have on the fabric of
buildings through increased rainfall and temperatures. Higher wind speeds and driving rain
should focus attention to improved design and quality of construction and to the protection
of the building fabric from long term dampness.
6).
3.4.1 Treatment of building elements adjacent to the ground

A floor, wall or other building element adjoining the ground should prevent moisture from
the ground reaching the inner surface of any part of a dwelling that it could damage.
Floors, walls or other building elements adjoining the ground should be constructed in
accordance with the following recommendations. The dimensions specified are the
minimum recommended; greater dimensions may therefore be used.

3.4.2 Ground supported concrete floors

The solum is brought to a level surface. Figure 3.1 Ground supported concrete
Hardcore bed 100 mm thick of clean broken floors 1
brick or similar inert material free from fine
material and water soluble sulphates in
quantities which would damage the concrete;
blinded with suitable fine material and
constructed to form a level, crack-free
surface.
Concrete slab 100 mm thick with insulation, if Figure 3.2 Ground supported concrete
any, laid above or below the slab; with or floors 2
without a screed or floor finish.
Damp-proof membrane above or below the Figure 3.3 Ground supported concrete
slab or as a sandwich; jointed and sealed to floors 3
the damp proof course or damp- proof
structure in walls, columns and other adjacent
elements in accordance with the relevant ii.
clauses in section 3 of CP 102: 1973.
3.4.3 Suspended concrete floors

The solum is brought to an even surface; any Figure 3.4 Suspended concrete floors
up filling to be of hard, inert material.
Suspended concrete floor of in-situ or precast
concrete slabs or beams with concrete or clay
infill units; with insulation, if any; with or
without a screed or floor finish, or with
boards. Permanent ventilator of the under
floor space direct to the outside air by
ventilators in 2 external walls on opposite
sides of the building to provide an open area
in each wall of 1500 mm2 for at least every
metre run of the wall, or 500 mm2 for at least
every square metre of floor area, this open
area also being provided in internal sleeper
walls or similar obstructions to maintain the
under floor ventilation; the ventilated space to
be 150 mm to the underside of the floor slab
or beams.

3.4.4 Suspended timber floors

The solum is brought to an even surface; Figure 3.5 Suspended timber floors 1
any up filling to be of hard, inert material.
Hardcore bed as for clause 3.4.2; with either
a dpm in accordance with section 3 of CP
102: 1973; or concrete 50 mm thick laid on
0.25 mm (1000 gauge) polyethylene sheet;
or concrete 100 mm thick; so that in any
case the top surface is not below that of the
adjacent ground.
Suspended timber floor with or without Figure 3.6 Suspended timber floors 2
insulation as required. Floor joists carried on iii.
wall-plates supported as necessary by
sleeper walls with a dpc under the wall- iv.
plates. Permanent ventilator of the under
floor space direct to the outside air by
ventilators in 2 external walls on opposite
sides of the building to provide an open area
in each wall of either 1500 mm2 for at least
every metre run of the wall, or 500 mm2 for
at least every square metre of floor area,
this open area also being provided in
internal sleeper walls or similar obstructions
to maintain the under floor ventilation; the
ventilated space to be 75 mm in height from
the site covering to the underside of any
wall-plates and 150 mm to the underside of
the floor joists.
3.4.5 Walls at or near ground level

Walls at or near ground level should be constructed in accordance with the
recommendations of BS 8102: 1990.
3.4.6 Floors at or near ground level

Floors at or near ground level should be constructed in accordance with the
recommendations in Clause 11 of CP 102: 1973. However the ventilation of the sub- floor
as described in Clause 11.8.4 of CP 102: 1973 is not recommended but should be
provided as described in clause 3.4.4 for suspended timber floors.
3.4.7 Structures below ground, including basements

Structures below ground, including basements, should be constructed in accordance with
the recommendation of BS 8102:1990.

3.5 Existing drains

Mandatory Standard
Standard 3.5
Every building must not be constructed over an existing drain (including a field
drain) that is to remain active.
Limitation:
This standard does not apply where it is not reasonably practicable to re-route
an existing drain.
3.5.0 Introduction
The purpose of this standard is to ensure that existing drains continue to function properly
without causing harm to the building or to the health of the occupants.
Generally, public sewers are not permitted beneath buildings. Where it is proposed to
construct a building over the line of an existing sewer, the sewer should be re-routed
around the building. Permission will be required from the Water Authority for any work that
is to be carried out to a public sewer.
In exceptional circumstances, if it not possible to re-route an existing sewer away from the
dwelling, for instance if a gap building site in a terrace is being developed, the Water
Authority may permit a building to be constructed over an existing public sewer. Where it is
necessary to build over a public sewer, approval of the Water Authority will be required.
Disused drains and sewers offer ideal harbourage to rats and frequently offer a route for
them to move between the drains and the surface. They can also collapse causing
subsidence.
3.5.1 Existing drains

A survey should be carried out to establish the geography and topography of the building
site and ascertain whether there are any existing field drains. Where a building site
requires that an existing drain (including a field drain) must remain active and be re- routed
or retained, particular methods of construction and protection should be carefully
considered. The guidance contained in clauses 3.5.2, 3.5.3 and 3.5.4 should be taken into
account and any new drain should be constructed in accordance with the guidance to
Standards 3.6 and/or 3.7.
3.5.2 Re-routing of drains

Where a building is erected over a private drain, including a field drain that is to remain
active, the drain should be re-routed if reasonably practicable or re-constructed in a
manner appropriate to the conditions of the site.
3.5.3 Re-construction of drains

The condition of any private drain or sewer that is to be built over should be determined. If
in poor condition and/or relatively shallow then consideration should be given to re-
construction if re-routing is not reasonably practicable.
The strength of a pipeline should be determined, decided or specified before construction
work is undertaken. Drains should be designed and constructed in accordance with the
recommendations in BS EN 752-3: 1997 and BS EN 1295-1: 1998. During construction, it
should be ensured that the assumptions made in the design are safeguarded or adapted
to changed conditions.
Protection of drains - every drain or sewer should be protected from damage by
construction traffic and heavy machinery. Providing barriers to keep such traffic away from
the line of the drain or sewer may be appropriate. Heavy materials should not be stored
over drains or sewers.
It is recommended that manholes are not located within a dwelling.
3.5.4 Drains passing through structures

Where a drain or sewer passes through a structure, including a manhole or inspection
chamber, a detail should be devised to allow sufficient flexibility to avoid damage of the
pipe due to movement. A rigid connection however may be appropriate if the drain or
sewer and the structure are an integral construction on a rigid foundation. Where drains
pass under or close to structures, similar precautions should be considered. Drains or
sewers should be constructed and laid in accordance with the recommendations of BS EN
1610: 1998.
3.5.5 Sealing disused drains

Sewers or drains provide ideal nesting places for rats. In order to prevent this, they should
be disconnected from the drainage system as near as possible to the point of connection.
This should be done in a manner that does not damage any pipe that is still in use and
ensures that the sewer system is watertight. This may be carried out, for example, by
removing the pipe from a junction and placing a stopper in the branch of the junction fitting.
Where the connection is to a public sewer, the Water Authority should be consulted.
Sewers and drains less than 1.5 m from the surface and in open ground should be, as far
as reasonably practicable, removed. Other pipes should be capped at both ends and at
any point of connection, to ensure rats cannot gain entry.

3.6 Surface water drainage

Mandatory Standard
Standard 3.6
Every building, and hard surface within the curtilage of a building, must be
designed and constructed with a surface water drainage system that will:
a) ensure the disposal of surface water without threatening the building
and the health and safety of the people in or around the building, and
b) have facilities for the separation and removal of silt, grit and pollutants.
3.6.0 Introduction
Climate change is expected to result in more rain in the future and it is essential that this is
taken into account in buildings. It is essential that the surface water from buildings is
removed safely without damage to the building, danger to people around the building and
does not pose a risk to the environment by flooding or pollution.
Development of building sites generally leads to increased impermeable areas that can
significantly increase the amount of surface water run-off to be dealt with. The approach to
the disposal of surface water from buildings and hard surfaces clearly needs to be
considered at the earliest stage in the design and development process (see also the
Scottish Executive Development Department's Planning Advice Note No. PAN 61 -
Planning and Sustainable Urban Drainage Systems).
For safety reasons it is essential that surface water is not permitted to collect or remain on
all access routes to buildings, particularly with elderly and disabled people in mind.
Ponding in winter can cause slippery surfaces that can be a hazard to pedestrians.
Controlled activities - the discharge of surface water is a controlled activity under The
Water Environment (Controlled Activities) (Scotland) Regulations 2005. Under these
regulations surface water discharges to ground or water (wetlands, surface waters or
groundwater) must be by means of a sustainable urban drainage system authorised by
The Scottish Environment Protection Agency (SEPA). Surface water discharge from a
single dwelling or its curtilage is permitted to be by other means.
In some localities there is growing pressure on water resources due to changes in the
climate and increasing expectations of personal hygiene. The introduction of conservation
measures, such as the collection of surface water for its reuse is strongly encouraged to
reduce the reliance on mains water.
Explanation of terms: Paved surface – means any constructed hard surface more than
50 m2.
Conversions - in the case of conversions, as specified in regulation 4, the buildings as
converted shall meet the requirements of this standard (regulation 12, schedule 6).

3.6.1 Surface water drainage from dwellings

Every building should be provided with a drainage system to remove rainwater from the
roof, or other areas where rainwater might accumulate, without causing damage to the
structure or endangering the health and safety of people in and around the building.
Where gutters and rainwater pipes are used, they should be constructed and installed in
accordance with the recommendations described in BS EN 12056-3: 2000.
Eaves drop systems - methods other than gutters and rainwater pipes may be utilised to
remove rainwater from roofs. An eaves drop system will allow rainwater to drop freely to
the ground. Where these are used, they should be designed taking into account the
following:
• the existing groundwater level and ground infiltration capacity
• the protection of the fabric of the dwelling from ingress of water caused by water
splashing on the wall
• the need to prevent water from entering doorways and windows
• the need to protect persons from falling water when around the dwelling
• the need to protect persons and the building fabric from rainwater splashing on the
ground or forming ice on access routes. The provision of a gravel layer or angled
concrete apron or such like may be acceptable
• the protection of the building foundations from concentrated discharges from gutters.
Gutters and rainwater pipes may be omitted from a roof at any height provided it has an
area of not more than 8 m2 and no other area drains onto it.
3.6.2 Surface water drainage of paved surfaces

Every domestic building should be provided with a drainage system to remove surface
water from paved surfaces, such as an access route that is suitable for disabled people,
without endangering the building or the health and safety of people in and around the
building. The paved surface should be so laid as to ensure rainwater run-off is not close to
the building. Paved surface drainage systems should be designed, constructed and
installed, either:
a. incorporating SUD system techniques as in clause 3.6.4, or
b. using a traditional piped drainage system as in clause 3.6.8.
3.6.3 Surface water discharge

Surface water discharged from a domestic building and a hard surface within the curtilage
of a domestic building should be carried to a point of disposal that will not endanger the
building, environment or the health and safety of people around the building.
Surface water discharge should be to:
a. a storage container with an overflow discharging to any of the 4 following options, or
b. a SUD system designed and constructed in accordance with clause 3.6.4, or
c. a soakaway constructed in accordance with:

• clause 3.6.5, or
• the guidance in BRE Digest 365, ‘Soakaway Design’, or
• National Annex NA 4 of BS EN 752: 2008, or
d. a public sewer provided under the Sewerage (Scotland) Act 1968, or
e. an outfall to a watercourse, such as a river, stream or loch or coastal waters, that
complies with any notice and/or consent by SEPA.
Discharge from a soakaway should not endanger the stability of the building. Damage to
the foundations is likely to occur where discharge is too close to the building and it is
sensible to ensure that any water bearing strata directs water away from the building.
Location of soakaway - to prevent such damage therefore, every part of a soakaway
should be located at least 5 m from a building and from a boundary in order that an
adjoining plot is not inhibited from its full development potential. However the volume of
surface water run-off, ground strata or permeability of the soil may influence this dimension
and it may be reduced, or indeed may need to be increased, to preserve the structural
integrity of the building.
3.6.4 Sustainable Urban Drainage Systems

Sustainable urban drainage (SUD) is a concept that focuses decisions about drainage on
the environment and people. The concept takes account of the quantity and quality of
surface water run-off and the amenity value of surface water in the urban environment.
The variety of design options available allows designers and planners to consider local
land use, land take, future management and the needs of local people. SUD systems often
stretch beyond the confines of the curtilage of individual buildings but need to be
considered as a whole.
Fundamental to a successful SUD system is a management train that allows for a range of
components to be incorporated for control or management of surface water, such as:
• Source Control – control of run-off at or very near its source by components including
soakaways, other infiltration methods, green roofs or permeable surfaces.
• Site Control – management of surface water within a building site by components
including large soakaways, infiltration systems or detention basins.
• Regional Control – management of surface water from building sites by components
including balancing ponds and wetlands.
SUD systems range from the use of basic components such as permeable materials that
allow surface water to infiltrate to ground in a way that can mimic natural drainage to more
complex engineered components including filter strips, swales, or wet ponds that will
convey or store surface water. The CIRIA document C753 ‘The SUDS Manual’ 2015
provides comprehensive advice on initial drainage design assessments and best practice
guidance on the planning, design, construction, operation and maintenance of SUD
systems.
Careful consideration should be given to the design of surface water drainage from
brownfield land, particularly where contamination might be expected. SEPA provides
guidance in their SUDS Advice Note – ‘Brownfield Sites’.

Generally SUD systems are designed to utilise natural processes and regular monitoring
and maintenance will be needed to ensure the system as conceived is operating as
intended.
3.6.5 Soakaway single dwellings and extensions

Soakaways have been the traditional method of disposal of surface water from buildings
and paved areas where no mains drainage exists. A soakaway serving a single dwelling or
an extension should be designed and constructed in accordance with the following
guidance:
a. test the suitability of the ground in accordance with the percolation test method in
clause 3.9.1. The trial holes and the finished soakaways should be a minimum of 5 m
from the dwelling and the boundary. However this dimension may be reduced slightly
on small sites where ground conditions allow, such as very well draining soil
b. there should be individual soakaways for each dwelling.
The soakaways may be sized using the following simplified formulae derived from BRE
Digest 365:
(A x 0.0145) – (a x f x 900) = S
Where - A is the area to be drained in m2.
a - is the internal surface area of the soakaway to 50% effective depth, excluding the base
in m2. This has to be assumed for initial calculation purposes.
f - is the soil infiltration rate, in m/s, determined in accordance with clause 3.9.1. This
calculation produces Vp in secs/mm [conversion = (1/Vp) /1000].
S - is the required storage in m3.
3.6.6 Surface water run-off from small paved areas

Free draining surface water run-off may be appropriate for small hard surface areas, such
as access paths. Free draining run-off can be achieved by laying the surface to a fall,
sufficient to avoid ponding, that allows the water to drain to a pervious area, such as
grassland, provided the infiltration capacity of the ground is not overloaded. Also the
discharge should not be adjacent to the building where it could damage the foundations.
3.6.7 Rainwater harvesting

Rainwater harvesting systems allow surface water run-off from dwellings or hardstanding
areas to be collected, stored and distributed thereby reducing the demand for potable
water, the load on drainage systems and surface water run-off that can lead to incidents of
flooding. The re-use of surface water can produce benefits to the home owner and the
environment and therefore is recommended.
Rain, as it falls on buildings, is soft, clear and largely free of contaminants. During
collection and storage however there is potential for contamination. For this reason it is
recommended that recycled surface water is used only for flushing water closets, car
washing and garden taps as it is not possible to guarantee the necessary maintenance of
complex filters that would be essential if it were used for consumption or personal hygiene.

Manufacturers of proprietary systems or guidance documents such as CIRIA C539 or

‘Harvesting Rainwater for domestic use: an information guide’ published by the
Environment Agency provides helpful guidance on design considerations.
Where a rainwater harvesting system is to be installed it should be designed, constructed
and installed in accordance with the Water Byelaws 2004, the recommendations of the
Water Regulations Advisory Scheme (WRAS) Information and Guidance Notes No. 9-02-
04 and 9-02-05, 1999 and the CIRIA publication CIRIA C539; ‘Rainwater and greywater
use in buildings’, provide good practice installation, design and maintenance advice. The
approval of Scottish Water is needed before any such scheme is installed.
Filtration - prior to the storage of water in a tank the rainwater should be filtered to remove
leaves and other organic matter and dust or grit. Disinfection may be required if the
catchment area is likely to be contaminated with animal faeces, extensive bird droppings,
oils or soil.
Water storage tanks should be constructed of materials such as GRP, high-density
polyethylene, steel or concrete and sealed and protected against the corrosive effects of
the stored water and to prevent the ingress of ground water if located underground.
Water for use in the dwelling should be extracted from just below the water surface in the
tank to provide optimum water quality. All pipework carrying rainwater for use in the
dwelling should be identified as such in accordance with the WRAS guidance notes and
great care should be taken to avoid cross-connecting reclaimed water and mains water.
Tanks should be accessible to allow for internal cleaning and the maintenance of inlet
valves, sensors, filters or submersible pumps. An overflow should discharge to a soakaway
(see guidance to Standard 3.6) or to mains drainage where it is not reasonably practicable
to discharge to a soakaway. Backflow prevention devices should be incorporated to
prevent contaminated water from entering the system.
3.6.8 Traditional drainage systems

There can be substantial advantages from the use of SUD systems, but where a traditional
piped system is required it should be designed and constructed in accordance with the
guidance in National Annex of BS EN 752: 2008.
3.6.9 Discharges into a drainage system

Where a discharge into a traditional drainage system contains silt or grit, for example from
a hard standing with car wash facilities, there should be facilities for the separation of such
substances. Removable grit interceptors should be incorporated into the surface water
gully pots to trap the silt or grit.
3.6.10 Testing
A surface water drainage system should be tested to ensure the system is laid and is
functioning correctly. Testing should be carried out in accordance with the guidance in BS
EN 1610: 1998.

3.7 Wastewater drainage

Mandatory Standard
Standard 3.7
Every wastewater drainage system serving a building must be designed and
constructed in such a way as to ensure the removal of wastewater from the
building without threatening the health and safety of people in or around the
building, and:
a) that facilities for the separation and removal of oil, fat, grease and
volatile substances from the system are provided
b) that discharge is to a public sewer or public wastewater treatment
plant, where it is reasonably practicable to do so, and
c) where discharge to a public sewer or public wastewater treatment plant
is not reasonably practicable that discharge is to a private wastewater
treatment plant or septic tank.
Limitation:
Standard 3.7(a) does not apply to a dwelling.
3.7.0 Introduction
This guidance applies to wastewater systems that operate essentially under gravity. The
guidance to this standard provides recommendations for the design, construction and
installation of drains and sewers from a building to the point of connection to a public
sewer or public sewage treatment works.
The guidance should also be used for all pipework connecting to a private wastewater
Guidance on private wastewater treatment plants, septic tanks and infiltration fields is
provided to Standards 3.8 and 3.9.
Combined sewers - some sewers, called combined sewers, carry wastewater and
surface water in the same pipe. It may be appropriate to install a drainage system within
the curtilage of a building as a separate system even when the final connection is to a
combined sewer. This will facilitate the upgrading of the combined sewer at a later date.
Incorrect connections - the connection of wastewater drains to surface water drains is a
common occurrence during conversions and extensions in urban areas served by
separate drainage systems. Incorrect connections can cause chronic and severe pollution
of watercourses and a careful check should be made before final connection is made to
the appropriate drain.

3.7.1 Sanitary pipework

Differences in plumbing within Europe have led to a variety of systems being developed.
These have happened as a result of differences in the type and use of sanitary appliances
in Member States. The European Standards describe the 4 main systems in use but it is
expected that traditional practices will continue in the various countries. However care will
need to be taken if different systems are used to ensure that the entire system operates
satisfactorily and that the system designed and installed is compatible with, and suitable
for, connection to existing wastewater systems.
Sanitary pipework should be constructed and installed in accordance with the
recommendations in BS EN 12056-2: 2000. The BS EN describes 4 different systems as
follows:
• System III (single discharge stack system with full bore branch discharge pipes) as
described in Clause 4.2 of BS EN 12056-2: 2000 is the traditional system in use in the
UK.
• However low water and energy consumption is now a major consideration in any
design solution. With this in mind, System II (single discharge stack system with small
bore discharge branch pipes) may be appropriate. Careful consideration should be
given to the design of the system where a low flush cistern is connected to an existing
drain to ensure that blockages do not occur as a result of reduced flow rates.
• Systems I (single discharge stack system with partially filled branch discharge pipes)
and IV (separate discharge stack system) have developed as a result of different types
of sanitary appliances and technical traditions in the various European countries.
These system types are unlikely to be appropriate for use in this country.
Reducing the bore of a pipe in the direction of flow may lead to blockages and should not
be considered as an acceptable method of construction. However sanitary pipework may
be reduced where it is connected to a pump installed in compliance with the conditions of
certification by a notified body. These pumped systems are generally in use where the
appliances are located in basement levels below the flood level of the drain. (see clause
3.7.2).
3.7.2 Sanitary appliances below flood level

The basements of approximately 500 buildings in Scotland are flooded each year when
the sewers surcharge (the effluent runs back up the pipes because they are too small to
take the required flow). Wastewater from sanitary appliances and floor gullies below flood
level should be drained by wastewater lifting plants or, where there is unlikely to be a risk
to persons such as in a car park, via an anti-flooding device. Wastewater lifting plants
should be constructed in accordance with BS EN 12056-4: 2000. Wastewater from
sanitary appliances above flood level should not be drained through anti-flooding devices
and only in special case, e.g. refurbishment, by a wastewater lifting plant.

Figure 3.7 Diagrammatic section through a pumped system in a basement
3.7.3 Drainage system outside a building

A drainage system outside a dwelling, should be constructed and installed in accordance
with the recommendations in BS EN 12056-1: 2000, BS EN 752: 2008 and BS EN 1610:
1998.
Reducing the bore of a drain in the direction of flow may lead to blockages and is not
recommended.
Health and safety legislation requires that manual entry to a drain or sewer system is only
undertaken where no alternative exists. Therefore use of remotely operated equipment will
become the normal method of access. As well as the traditional inspection chambers used
for depths of up to 1 m, remotely operated equipment is available for inspection, cleaning
and removal of debris from deeper drains and sewers, without the need for personal entry.
3.7.4 Connection to a public sewer

Where a private drain discharges into a public sewer, normally at the curtilage of a
building, some form of access should be provided for maintenance and to allow a
satisfactory connection. The preferred method is by a disconnecting inspecting chamber
for each house immediately inside the curtilage, although other methods and locations
may be acceptable. Although access for maintenance purposes may be required by
Scottish Water, design and construction of the chamber should be in accordance with the
recommendations of BS EN 752: 2008. It is preferable that a chamber is provided for
individual houses but where this is not practicable, a shared disconnecting chamber (or
manhole where the depth is more than 1.2 m) should be provided in accordance with the
requirements of Scottish Water in whom it is likely to be vested.
The disconnecting chamber, or manhole, for a block of individually owned flats or
maisonettes should be located as close to the building as is reasonably practicable as the
drain will become a public sewer once it passes out with the footprint of the building.
3.7.5 Combined sewers

Some sewers, called combined sewers, carry wastewater and surface water in the same
pipe. These systems are not recommended today as they are more likely to surcharge
during heavy rains. A separate drainage system carrying wastewater and surface water
therefore should be constructed within the curtilage of a building even if it connects to a
combined sewer to facilitate the upgrading of the combined sewer at a later date.

3.7.6 Conversions and extensions

Incorrect drainage connections, mostly related to conversions and extensions, whether
wastewater to surface water or vice versa, is a common occurrence and can cause severe
pollution of watercourses or surcharging of drains also leading to pollution. A careful check
should be made before breaking into an existing drain to ensure it is the correct one and a
further test carried out after connection, such as a dye test, to confirm correct connection.
3.7.7 Sewers intended for vesting

Where it is intended that a private sewer (a sewer connecting 2 or more buildings that are
privately owned and maintained) will be vested in the Water Authority, construction and
installation should be in accordance with the requirements of ‘Sewers for Scotland’.
3.7.8 Ventilation of a drainage system

A Wastewater drainage system serving a building should be ventilated to limit the pressure
fluctuations within the system and minimise the possibility of foul air entering the building.
A system should be installed in accordance with the guidance in Sections 4, 5, 6 and
National Annex ND of BS EN 12056-2: 2000.
Air admittance valves are another method of ventilating a drainage system as they allow
air to enter the drainage system, but not to escape, thus limiting pressure fluctuations
within the system. Care should be taken when installing these valves that they are located
where they will operate effectively. Air admittance valves should be installed:
a. in accordance with the recommendations in BS EN 12380: 2002, or
b. in compliance with the conditions of certification of a notified body.
3.7.9 Testing
A wastewater drainage system should be tested to ensure the system is laid and is
functioning correctly. Testing should be carried out in accordance with the guidance in:
a. National Annex NG of BS EN 12056-2: 2000, for sanitary pipework
b. BS EN 1610: 1998, for a drainage system under and around a building.
3.7.10 Wastewater discharge

A wastewater drainage system should discharge to a public sewer or public wastewater
treatment plant provided under the Sewerage (Scotland) Act 1968, where it is reasonably
practicable to do so. Where it is not possible to discharge to a public system, for example
in the countryside where there is no public sewer, other options are available, as described
in the guidance to Standards 3.8 and 3.9: Private wastewater treatment systems.

3.8 Private wastewater treatment systems –

treatment plants
Mandatory Standard
Standard 3.8
Every private wastewater treatment plant or septic tank serving a building must
be designed and constructed in such a way that it will ensure the safe temporary
storage and treatment of wastewater prior to discharge.
3.8.0 Introduction
A wastewater treatment system is an effective, economical way of treating wastewater
from buildings. It consists of 2 main components, a watertight underground tank into which
raw sewage is fed and a system designed to discharge the wastewater safely to the
environment without pollution. This is normally an infiltration field through which
wastewater is released to the ground, but when ground conditions are not suitable, a
discharge to a watercourse or coastal waters may be permitted. The infiltration field
provides secondary treatment and is often critical for protecting the environment from
pollution. Not all treatment plants treat to the same standard, for example, biological
treatment plants treat the wastewater to a much higher standard than septic tanks prior to
release of the wastewater thus reducing pollution and permitting a smaller infiltration field.
As there are many different types of treatment plants with varying degrees of efficiency,
then the type chosen should be selected for the effluent standard required to protect the
environment.
Although a septic tank is a basic form of treatment plant, it has been specifically mentioned
in the guidance to clarify the recommendations.
Package treatment plant is the term applied to a range of systems engineered to treat a
given hydraulic and organic load using prefabricated components that can be installed with
minimal site work.
Guidance on the construction and installation of drains discharging into private wastewater
treatment plants or septic tanks is covered by Standard 3.7.
3.8.1 Treatment plants

Where it is not reasonably practicable to connect to a public sewer or a public wastewater
treatment plant then discharge should be to a private wastewater treatment plant or septic
tank.
Treatment plants provide suitable conditions for the settlement, storage and partial
decomposition of solids that need to be removed at regular intervals. The discharge can
however still be harmful and will require great care when discharging to ground to ensure a
suitable level of protection of the environment is achieved. A large number of small

sewage treatment works in a limited area is undesirable. The guidance to Standard 3.9
deals with the infiltration system that should be constructed as an integral part of the
When sizing and selecting the wastewater treatment plant the designer should take full
account of all population loadings, effluent treatment standard, and also where
appropriate, any unusual pollution loads such as waste disposal units.
Domestic use of detergents and disinfectants is not detrimental but excessive use may
have a harmful effect on the performance of the sewage treatment works. The British
Water Code of Practice, Flows and Loads – 2, provides guidance on sizing criteria and
treatment capacity for small (maximum 1000 population equivalent) wastewater treatment
systems.
A private wastewater treatment plant and septic tank should be designed, constructed and
installed in accordance with:
c. the recommendations of BS EN 12566-1: 2000, for a prefabricated septic tank, or
d. the recommendations of BS 6297: 1983, or
e. the conditions of certification by a notified body.
3.8.2 Treatment plant covers

The settlement tank of a private wastewater plant and a septic tank should have a securely
sealed, solid cover that is capable of being opened by 1 person using standard operating
keys.
3.8.3 Inspection and sampling

A private wastewater plant and septic tank should be provided with a chamber for the
inspection and sampling of the wastewater discharged from the tank. The owner should
carry out inspection at regular intervals and SEPA can sample the effluent to ensure
compliance with any discharge consent. A chamber should be provided in accordance with
the following diagram.
Figure 3.8 Section through inspection chamber
3.8.4 Location of a treatment plant

Research has shown that there are no health issues that dictate a safe location of a
treatment plant or septic tank relative to a dwelling. However damage to the foundations of
a dwelling has been shown to occur where leakage from the tank has occurred. In the

unlikely event of there being leakage, it is sensible to ensure that any water bearing strata
directs any liquid away from the dwelling. To prevent any such damage therefore, every
part of a private wastewater plant and septic tank should be located at least 5m from a
dwelling.
Every part of a private wastewater plant and septic tank should be located at least 5m from
a boundary in order that an adjoining plot is not inhibited from its full development
potential.
3.8.5 Discharges from septic tanks and treatment plants

Where mains drainage is not available, it may be possible to discharge treated wastewater
to ground via an infiltration system, as described in clause 3.9.2, or to a water course, loch
or coastal waters.
SEPA will require an authorisation, under the terms of the Water Environment (Controlled
Activities)(Scotland) Regulations 2005 to be applied for all discharges of sewage effluent
whether to ground via an infiltration system or to a watercourse.
3.8.6 Access for desludging

Wastewater treatment plants should be inspected monthly to check they are working
correctly. The effluent in the outlet from the tank should be free flowing. The frequency of
desludging will depend upon the capacity of the tank and the amount of waste draining to it
from the dwelling but further advice on desludging frequencies should be obtained from
the tank manufacturer or the desludging contractor.
A private wastewater treatment plant and septic tank should be provided with an access
for desludging. The desludging tanker should be provided with access to a working area
that:
• will provide a clear route for the suction hose from the tanker to the tank, and
• is not more than 25 m from the tank where it is not more than 4 m higher than the
invert level of the tank, and
• is sufficient to support a vehicle axle load of 14 tonnes.
3.8.7 Labelling
Every dwelling with a drainage system discharging to a private wastewater treatment plant
or septic tank should be provided with a label to alert the occupiers to such an
arrangement. The label should describe the recommended maintenance necessary for the
system and should include the following:
‘The drainage system from this property discharges to a wastewater treatment plant
(or septic tank, as appropriate). The owner is legally responsible for routine
maintenance and to ensure that the system complies with any discharge consent
issued by SEPA and that it does not present a health hazard or a nuisance’.
The label should be located adjacent to the gas or electricity consumer unit or the water
stopcock.

3.9 Private wastewater treatment systems –

infiltration systems
Mandatory Standard
Standard 3.9
Every private wastewater treatment system serving a building must be designed
and constructed in such a way that the disposal of the wastewater to ground is
safe and is not a threat to the health of the people in or around the building.
3.9.0 Introduction
The intention of this standard is to ensure that non-mains drainage systems are designed
and constructed to a standard so that the discharges from them do not contribute to
environmental pollution and will achieve statutory environmental standards. Subject to
discharge authorisation from SEPA, (see clause 3.8.5) wastewater from treatment systems
can either discharge to land via an infiltration system or to watercourses, lochs or coastal
waters. The guidance to this standard deals with discharges to land via infiltration systems.
The infiltration method will form a critical part of the treatment system and care must be
taken in the type, design and location chosen to avoid environmental pollution. The
guidance to this standard should be used in conjunction with the guidance to Standard 3.8
when designing wastewater treatment systems.
Several hundreds of wastewater treatment systems are thought to cause pollution
problems every year. These problems occur mainly because of poor location, poor
drainage field design or lack of maintenance.
3.9.1 Assessing the suitability of the ground

An infiltration system serving a private wastewater treatment plant, septic tank or for
greywater should be constructed in ground suitable for the treatment and dispersion of the
wastewater discharged. This can be achieved by following the guidance below.
A ground assessment and soil percolation test should be carried out to determine the
suitability of the ground. The following three step procedure should be followed:
First, carry out a preliminary ground assessment. The following check list indicates the
actions that should be taken and the type of information that should be collected:
• consult SEPA, verifier and the Environmental Health Officer as required
• consult SEPA’s latest groundwater protection policy
• identification of the underlying geology and aquifers
• whether the ground is liable to flooding
• nature of the sub-soil and groundwater vulnerability
• implication of plot size

• proximity of underground services
• ground topography and local drainage patterns
• whether water is abstracted for drinking, used in food processing or farm dairies
• implication for, and of, trees and other vegetation
• location of surface waters and terrestrial ecosystems.
The preliminary assessment may indicate that the ground is unsuitable for the installation
of an infiltration system, in which case an alternative disposal method should be
considered.
Second, a trial hole should be dug to determine the position of the water table and soil
conditions. This trial hole will enable the sub-soil type to be determined. The trial hole
should be a minimum of 2 m deep, or a minimum of 1.5 m below the invert of the proposed
distribution pipes. The trial hole should be left covered for a period of 48 hours before
measuring any water table level. Subsoils that overlay bedrock allow water to move
through the pore spaces between the grains of material of which they are composed.
They are the first line of defence against pollution and act as a protecting filtering layer.
Where these materials are unsaturated, pollution attenuation processes are often
enhanced. Water flows through much of Scotland’s bedrock via fissures. Attenuation of
contaminants is limited in these cases. For safe and effective dispersal of the wastewater,
the groundwater and bedrock should be at least 1 m below the bottom of the distribution
pipes. It should also be noted that it is the seasonally highest level of the water table that
should be determined for the infiltration area.
Third, to determine the type of infiltration system and the area of ground required,
percolation tests should be carried out. These percolation tests should be carried out using
either of the following methods:
a. expert examination of the soil distribution analysis, using the method described in BS
1377: Part 2: 1990, or
b. expert in-situ testing using either the Constant Head or Tube Permeameter as
described in CEN/TR 12566–2–2005, or
c. excavate a minimum of two percolation holes, not less than 5 m apart along the line of
and below the proposed invert level of the effluent distribution pipe. Each hole should
be 300 mm square to a depth of 300 mm. Where deep drains are necessary, the holes
should conform to this shape at the bottom but may be enlarged above the 300 mm
level to facilitate safe excavation. Fill the 300 mm square section of the holes to a
depth of at least 300 mm with water and allow them to seep away overnight. It is
important to saturate the soil surrounding the test holes to simulate day to day
conditions in an operational drainage field. Next day, refill the test sections of the
percolation holes with water to a depth of at least 300 mm and observe the time (t) in
seconds, for the water to seep away from 75% to 25% full level. Divide this time by
150 mm. The answer gives the average time in seconds (Vp) required for the water to
drop 1 mm. Take care when making the tests to avoid unusual weather conditions
such as heavy rain, severe frost or drought. To obtain consistent results carry out the
test at least 3 times for each percolation hole and take the average figure.

The floor area of a sub-surface drainage trench required to disperse effluent from
treatment plants or septic tanks may be calculated from the following formula:
A= P x Vp x 0.25
A - is the area of the sub-surface drainage trench, in m2 p - is the number of persons
served by the tank, and
Vp - is the percolation value obtained, as described above, in secs/mm.
For wastewater that has received the benefit of secondary treatment followed by
settlement, this area may be reduced by 20%, i.e.
A = P x Vp x 0.2
3.9.2 Design of infiltration fields

An infiltration system serving a private wastewater treatment plant or septic tank should be
designed and constructed to suit the conditions as determined by the ground into which
the treated wastewater is discharged. An infiltration system should be designed and
constructed in accordance with the following guidance:
Fast percolation rates - where the percolation value (as demonstrated by the percolation
test) is not more than 15 secs/mm, in accordance with the requirements of SEPA
Normal percolation rates - where the percolation value (as demonstrated by the
percolation test) is more than 15 secs/mm and not more than 100 secs/mm as:
a. a piped infiltration trench system in accordance with national annex NA of BS EN 752:
2008, using perforated, rigid pipes with a smooth internal surface, or
b. a piped infiltration bed system in accordance with the diagram below, or
c. any system described under ‘slow and very slow percolation rates’.
Figure 3.9 Piped infiltration bed system
Slow percolation rates - where the percolation value (as demonstrated by the percolation
test) is more than 100 secs/mm and not more than 140 secs/mm as:

a. a reed bed complying with the requirements of the BRE, Good Building Guide, GBG
42, Parts 1 and 2 together with a piped infiltration system described in sub-clauses (a)
and (b) with a normal percolation rate, or a suitable outfall, or
b. a constructed wetland, other than a reed bed, to a professionally prepared design and
constructed by specialist contractor(s), or
c. a proprietary filtration system designed, constructed and installed in accordance with
the conditions of a notified body, or
d. any other equivalent filtration system designed by a specialist in this subject and
constructed by specialist contractor(s).
Figure 3.10 Typical proprietary filtration system
Very slow percolation rates - where the percolation value (as demonstrated by the
percolation test) is more than 140 secs/mm:
a. as a system described under ‘slow percolation rate’ that does not use an infiltration
system for the final treated wastewater, or
b. for domestic sized buildings, by designing and constructing a mound filter system in
accordance with BR 478, 'Mound Filter Systems for the treatment of domestic
wastewater'.
3.9.3 Greywater disposal

The disposal of greywater (from baths, showers, washbasins, sinks and washing
machines) may be accomplished by an infiltration field the area of which can be calculated
from the following:
A= P x Vp x 0.2
A - is the area of the sub-surface drainage trench, in m2 p - is the number of persons
served, and
Vp - is the percolation value obtained, as described above, in secs /mm.

3.9.4 Location of infiltration fields – pollution

An infiltration system serving a private wastewater treatment plant or septic tank should be
located to minimise the risk of pollution. An infiltration field should be located in
accordance with the following guidance:
a. at least 50 m from any spring, well or borehole used as a drinking water supply, and
b. at least 10 m horizontally from any watercourse (including any inland or coastal
waters), permeable drain, road or railway.
3.9.5 Location of infiltration fields – damage to buildings

Research has shown that there are no health issues that dictate a safe location of an
infiltration field relative to a building. However damage to the foundations of a building is
likely to occur where discharge is too close to the building. It is sensible to ensure that any
water bearing strata directs any effluent away from the building.
To prevent any such damage therefore, every part of an infiltration system serving a
private wastewater treatment plant or septic tank should be located at least 5m from a
building. An infiltration system should also be located at least 5m from a boundary in order
that an adjoining plot is not inhibited from its full development potential.
However the ground strata or permeability of the soil may influence this dimension and it
may be reduced slightly where the strata directs any groundwater away from the
foundations or if the soil is free draining. Indeed, to preserve the structural integrity of the
building, it may be prudent to increase the dimension where ground conditions would allow
wastewater to collect around the building's foundations.

3.10 Precipitation
Mandatory Standard
Standard 3.10
moisture from precipitation penetrating to the inner face of the building.
Limitation:
This standard does not apply to a building where penetration of moisture from
the outside will result in effects no more harmful than those likely to arise from
use of the building.
3.10.0 Introduction
Rain penetration shows up as damp patches, usually after heavy rain, on the inside of
external walls, around door or window openings or on ceilings. It can be difficult to pinpoint
the exact route the rainwater is taking. For example, a damp patch on a ceiling could be
the result of a faulty flashing or damaged felt on a flat roof some distance away from the
damp patch.
Similarly, unless they have adequate damp proof courses and flashings, materials in
parapets and chimneys can collect rainwater and deliver it to other parts of the dwelling
below roof level. Penetration occurs most often through walls exposed to the prevailing wet
winds, usually south-westerly or southerly. There is evidence that the amount of rainfall
has increased across much of Scotland. In addition, the majority of research indicates that
this trend may continue as a consequence of climate change.
There are numerous publications providing good practice guidance on methods of
preventing rain penetration to internal surfaces of buildings. BRE book ‘Roofs and Roofing
– performance, diagnosis, maintenance, repair and the avoidance of defects’ provides
helpful guidance for building professionals to address these problematic issues.
Explanation of terms - the following terms are included to provide clarity to their meaning
in the guidance to this standard.
A vented cavity means a cavity with openings to the outside air placed so as to allow
some limited, but not necessarily through air movement. The openings are normally
located at low level where they can also act as weep holes to drain water from the cavity.
A ventilated cavity means a cavity with openings to the outside air placed so as to
promote through movement of air. The openings should be located at high and low level.
practicable, and in no case be worse than before the conversion regulation 12, schedule
6).

3.10.1 General provisions

A floor, wall, roof or other building element exposed to precipitation, or wind driven
moisture, should prevent penetration of moisture to the inner surface of any part of a
dwelling so as to protect the occupants and to ensure that the building is not damaged.
For external wall constructions it is important that the wall is designed and constructed to
suit the degree of exposure to wind and rain that it may be subject to.
BS EN ISO 15927-3: 2009 and BS 8104: 1992 provide a range of methodologies for the
assessment of wind driven rain on the walls of a building:
• BS EN ISO 15927-3: 2009 – This methodology, which is based closely on BS 8104,
uses two procedures to analyse hourly wind and rain data, collected for any location
over a minimum 10 year period, to calculate a driving rain index.
• BS 8104: 1992 – This methodology determines the degree of exposure of a wall by
using historical wind and rain data mapped at specific locations across the country.
An alternative simplified approach is provided within BR 262 ‘Thermal Insulation: Avoiding
the risks’. This document is based on BS 8104 and provides a map that indicates
exposures zones.
Some types of buildings, such as carports or storage of outdoor equipment, can be
unaffected by damp penetration and the following guidance therefore may not be relevant.
When using any of the constructions below, the following general recommendations
should be followed for walls or roofs, as appropriate:
• masonry walls of bricks and/or blocks incorporating damp-proof courses, flashings and
other materials and components constructed in accordance with the relevant
recommendations of BS 5628: Part 3: 2005. The construction used should suit the
degree of exposure to wind and rain as described in BS EN ISO 15927-3: 2009 or BS
8104: 1992
• masonry walls incorporating external rendering which conforms to the relevant
recommendations of BS 5262: 1991, to suit the degree of exposure and the type of
masonry
• masonry walls of natural stone or cast stone blocks constructed in accordance with the
relevant recommendations of BS 5628: Part 3: 2005 and to suit the degree of exposure
to wind and rain as described in BS EN ISO 15927-3: 2009 or BS 8104: 1992
• masonry cavity walls incorporating insulation material, either as a complete or partial
cavity fill, where the insulating material is the subject of a current certificate issued
under the relevant conditions of an independent testing body. The walls should be
constructed in accordance with the terms of the certificate and to suit the degree of
exposure to wind and rain as described in BS EN ISO 15927-3: 2009 or BS 8104:
1992; and the relevant recommendations of the following British Standards:
Table 3.3 Cavity wall insulation
Materials or conditions British Standards
Urea formaldehyde (UF) foam BS 5617: 1985 and BS 5618: 1985
Man-made mineral fibre (slabs) BS 6676: Parts 1: 1986
Assessment of walls for filling BS 8208: Part 1: 1985

• roofs with copper, lead, zinc and other sheet metal roof coverings require provision for
expansion and contraction of the sheet material. In 'warm deck' roofs, in order to
reduce the risk of condensation and corrosion, it may be necessary to provide a
ventilated air space on the cold side of the insulation and a high performance vapour
control layer between the insulation and the roof structure. It may also be helpful to
consult the relevant trade association
• walls or roofs incorporating cladding materials constructed in accordance with the
recommendations of the following British Standards or Codes of Practice:
Table 3.4 Wall and roof cladding materials
Materials and British Standards and Codes of

Element
conditions Practice
Aluminium wall or roof CP 143: Part 15: 1973
(1986)
Galv. corrugated steel wall or roof CP 143: Part 10: 1973
Lead wall or roof BS 6915: 2001
Copper wall or roof CP 143: Part 12: 1970 (1988)
Slates and tiles wall or roof BS 5534: Part 1: 2003
Zinc wall or roof CP 143: Part 5: 1964
Non-loadbearing walls wall or steep roof BS 8200: 1985
PC concrete cladding wall BS 8297: 2000
Natural stone cladding wall BS 8298: 1994
Flat roofs roof BS 6229: 2003
Bitumen felt roof BS 8217: 2005
Mastic asphalt roof BS 8218: 1998
3.10.2 Wall constructions (solid, masonry)

The following sketches provide guidance on recommended methods of construction to
prevent rain penetration to the inner surfaces of the building. The thickness and other
dimensions quoted are the minimum recommended unless otherwise stated. Greater
figures are therefore possible.

Wall type A (solid wall with internal Figure 3.11 Wall constructions - Type A
insulation) - solid wall, 200 mm thick of
bricks, blocks or slabs of clay, calcium
silicate, concrete or cast stone. Wall
rendered or unrendered externally.
Insulation and plasterboard internally, with a
cavity 25 mm wide.
Wall type B (solid wall with external Figure 3.12 Wall constructions - Type B
insulation) - solid wall as (A) above. v.
Insulation applied to the external surface of
the wall; protected externally either by
cladding (of sheets, tiles or boarding) with
permanent ventilation, or by rendering. Wall
with or without an internal surface finish of
plaster or plasterboard
3.10.3 Wall constructions (cavity, masonry)

Wall type A (cavity wall with internal Figure 3.13 Wall constructions - Type A
insulation) - cavity wall of 2 leaves of
masonry separated by a 50 mm cavity; each
leaf, 100 mm thick, of either bricks or blocks
of clay, calcium silicate or concrete. Wall
Insulation applied as a lining to the internal
surface of the wall and plasterboard.
Wall type B (cavity wall with cavity fill Figure 3.14 Wall constructions - Type B
insulation) - cavity wall as (A) above. Wall
Insulation applied as a cavity fill. Wall with
or without an internal surface finish of
plaster or plasterboard. This construction is
only recommended for sheltered conditions
Wall type C (cavity wall with partial fill Figure 3.15 Wall constructions - Type C
insulation) - cavity wall as (A) above. Wall
Insulation applied to either leaf as a partial
cavity fill so as to preserve a residual space
of 50 mm wide. Wall with or without an
internal surface finish of plaster or
plasterboard.

3.10.4 Extensions
Careful consideration should be given to the detailing of an existing wall of a building when
an extension is added. The outer leaf of a previously external wall will become an internal
wall and any moisture that enters the cavity could collect and cause serious damage to the
building. Where the building is located in an exposed location or where the existing
construction might allow the passage of rain either through facing brick or a poorly
rendered masonry wall, the use of a cavity tray along the line of the roof of the extension
may be appropriate. However in sheltered situations or where the detailing can prevent
damage to the building as a result of rain penetration a raggled flashing (chased into the
wall) may be sufficient.
3.10.5 Wall constructions (framed)

Wall type A (masonry cladding) - framed Figure 3.16 Wall constructions - Type A
wall of timber studs and dwangs, with a
vapour permeable sheathing to the framing
covered with a breather membrane.
Masonry external cladding of 100 mm thick
clay brick or block, concrete or calcium
silicate brick or block, dense in-situ
concrete, lightweight concrete or autoclaved
aerated concrete, with an externally
ventilated cavity in accordance with the
guidance in clause 3.10.6. Masonry
cladding rendered or unrendered externally.
Insulation applied as an infill to the framing.
The framing lined internally with a vapour
control layer and plasterboard
Wall type B (weatherboarding, tile or Figure 3.17 Wall constructions - Type B
slate cladding) - framed wall of timber
studs and dwangs with a breather
membrane. Cladding material, on battens
and counter battens as required, of timber
weather boarding, tile or slate. Insulation
and internal lining as (A) above.

Wall type C (sheet or panel cladding with/ Figure 3.18 Wall constructions - Type C
without ventilated cavity) - framed wall of
timber or metal studs and dwangs. Sheet or
panel cladding material of fibre cement,
plastic, metal, GRP or GRC. Insulation
applied either to the internal face of the
framing with permanent ventilation behind
any impervious cladding, or as an infill to the
framing; in either case the wall lined
internally with a vapour control layer and a
lining.
3.10.6 Ventilation of wall cavities

Ventilation of external wall cavities is necessary to prevent the build-up of excessive
moisture that could damage the fabric of a building. Ventilation holes can also be used to
drain excess water from the cavity that has entered through the outer leaf.
Timber frame - interstitial condensation is one of the major problems that need to be
addressed in timber framed buildings. To reduce the amount of interstitial condensation to
a level that will not harm the timber frame or sheathing, a cavity of at least 50 mm wide
should be provided between the sheathing and the cladding. Where timber, slate or tile
cladding is used, the width of the cavity should be measured between the sheathing and
the inner face of the cladding, ignoring the battens and counter battens.
Where the outer leaf is of timber, slate or tile clad construction, a vented cavity should be
provided. A ventilated cavity should be provided for extra protection in severely exposed
areas. Where necessary refer to BS 8104: 1992. Due to the air gaps inherent between the
components of a timber, slate or tile clad wall, no proprietary ventilators should be
necessary and a 10 mm free air space should be sufficient.
Cavity barriers - where the wall cavity is sub-divided into sections by the use of cavity
barriers e.g. at mid-floor level in a 2 storey house, the ventilators should be provided to the
top and bottom of each section of the cavity. Care should be taken with rendered walls to
prevent blockage of the ventilators.
Masonry outer leaf - where the outer leaf is of masonry construction, venting of the cavity
is normally sufficient. Cavities should be vented to the outside air by installing ventilators
with at least 300 mm² free opening area at 1.2 m maximum centres. Precipitation can

penetrate the outer leaf of an external wall and cavities are normally drained through weep
holes. These weep holes can also provide the necessary venting.
3.10.7 Roof constructions (flat)

The following sketches provide guidance on recommended methods of construction to
prevent rain penetration to the inner surfaces of a building.
There is evidence to suggest that condensation in cold deck flat roofs can cause problems
and these type of roofs should be avoided. Both the warm deck and warm deck inverted
roof constructions, where the insulation is placed above the roof deck, are considered
preferable. Further guidance is given to Standard 3.15 in the domestic Handbook.
The following British Standards give recommendations on the design and construction of
flat roofs:
• BS 6229: 2003 – CoP for flat roofs with continuously supported coverings
• BS 6915: 2001 – CoP Design and construction of fully supported lead sheet roof and
wall cladding
• BS 8217: 2005 – CoP for reinforced bitumen membranes
• BS 8218: 1998 – CoP for mastic asphalt roofing CP 143-12: 1970 – CoP for sheet and
wall coverings
Roof type A (concrete - warm roof) - Figure 3.19 Roof constructions - Type A
flat roof structure of in-situ or precast
concrete with or without a screed; with
or without a ceiling or soffit. External
weatherproof covering; with insulation
laid on a vapour control layer between
the roof structure and the weatherproof
covering. [Note 1]
Roof type B (concrete - inverted roof) Figure 3.20 Roof constructions - Type B
- flat roof structure as (A) above.
External protective covering; with low
permeability insulation laid on a
waterproof membrane between the roof
structure and the external covering.
Roof type C (timber or metal frame - Figure 3.21 Roof constructions – Type C
warm roof) - flat roof structure of timber
or metal- framed construction with a
board decking 19 mm thick; with or
without a ceiling or soffit. External
weatherproof covering, insulation and
vapour control layer as (A) above. [Note
1]

Roof type D (timber or metal frame - Figure 3.22 Roof constructions – Type D
inverted roof) - flat roof structure as (C)
above. External protective covering,
insulation and waterproof membrane as
(B) above.
Roof type E (troughed metal decking Figure 3.23 Roof constructions - Type E
- warm roof) - flat roof structure of
timber or metal framed construction with
a troughed metal decking; with or
without a ceiling or soffit. External
weatherproof covering and insulation
and vapour control layer as (A) above.
[Note 1]
Roof type F (troughed metal decking - Figure 3.24 Roof constructions - Type F
inverted roof) - flat roof structure as (E)
above. External protective covering,
insulation and waterproof membrane as
(B) above.
Note 1.
Roof types A, C and E are not suitable for sheet metal coverings that require joints to allow
for thermal movement. See also sub-clause f of clause 3.10.1
3.10.8 Roof constructions (pitched)

BS 5534: 2003 gives recommendations on the design, materials, installation and
performance of slates, tiles and shingles including, amongst others, information on rain
and wind resistance. The British Standard also provides a comprehensive list of other
British Standards covering other less common pitched roof coverings.
Roof type A (slate or tiles - insulation Figure 3.25 Roof constructions - Type A
on a level ceiling) - pitched roof
structure of timber or metal framed
construction. External weatherproof
covering of slates or tiles on under
slating felt with or without boards or
battens.

Roof type B (slate or tiles - insulation on Figure 3.26 Roof constructions - Type B
a sloping ceiling) - pitched roof structure as
(A) above. External weatherproof covering
as (A).
Roof type C (slate or tiles - insulation on Figure 3.27 Roof constructions - Type C
decking) - pitched roof structure as (A)
above with a decking of low permeability
insulation fitted to and between the roof
framing. External weatherproof covering of
slates or tiles, with tiling battens and counter
battens (located over roof framing), and a
breather membrane laid on the insulation
decking; with a sloping ceiling.
Roof type D (metal or fibre cement sheet - Figure 3.28 Roof constructions - Type D
sandwich insulation) - pitched roof structure c.
as (A) above. External weatherproof
covering of metal or fibre cement sheet
sandwich construction laid on purlins; with
insulation sandwiched between the external
and soffit sheeting; and with or without a
ceiling. [Note 2]
Note 2.
Roof type D is not suitable for sheet metal coverings that require joints to allow for thermal
movement. See also sub-clause f of clause 3.10.

3.11 Facilities in dwellings

Mandatory Standard
Standard 3.11
Every building must be designed and constructed in such a way that:
a) the size of any apartment or kitchen will provide a level of amenity that
ensures the welfare and convenience of all occupants and visitors, and
b) an accessible space is provided to allow for the safe, convenient and
sustainable drying of washing.
Limitation:
This standard applies only to a dwelling.
3.11.0 Introduction
Guidance on design of dwellings recommends that the size of individual rooms should be
dictated by the way a room should function and the activities that are to be accommodated
rather than by arbitrary rule of thumb areas. This design philosophy was included in a
report by Sir Parker Morris in the 1960s and is still relevant today.
Extending standards to address ‘liveability’ and the needs of occupants supports the
Scottish Government’s aim of promoting a more inclusive built environment and will better
address the changing needs of occupants over time. This approach to the design of
dwellings ensures that Scotland's housing stock can respond to the needs of our
population, now and in the future.
The provision, on one level, of an enhanced apartment, and kitchen under this standard,
together with accessible sanitary accommodation (Standard 3.12) and improvement to
circulation spaces (Standard 4.2) will assist in creating more sustainable homes.
The guidance in this standard and Standard 3.12, together with the guidance in Section 4,
Safety relating to accessibility, has been based around, and developed from, issues that
are included in ‘Housing for Varying Needs’ and the Lifetime Homes concept developed by
the Joseph Rowntree Foundation.
Drying of washing - from 1963 to 1986 the building regulations included a requirement for
the provision of drying facilities. This was removed in response to increased ownership of
specialised appliances and the vandalism of common drying areas in blocks of flats.
The re-introduction of space to allow washing to be dried other than by a tumble drier is
intended to encourage the use of more sustainable methods and thereby reduce carbon
dioxide emissions.
Recycling - designers should be aware of local authority initiatives on the recycling of
solid waste and useful cross-references are provided in the guidance to Standard 3.25,
Solid waste storage. Such initiatives may affect storage provision in a dwelling.

Conversions - in the case of conversions, as specified in regulation 4, the buildings as

3.11.1 Apartments
Every apartment should be of a size that will accommodate at least a bed, a wardrobe and
a chest of drawers, this being the minimum furniture provision that may be expected in
such a room. Associated activity spaces for each item of furniture should be shown as in
the diagram below. A door swing may open across an activity space.
Figure 3.29 Activity Spaces
4. Activity spaces for furniture may overlap.
5. A built-in wardrobe space of equal size may be provided as an option to a
wardrobe.
3.11.2 Enhanced apartment

Smaller apartments or those with an unusual shape may limit how space within can be
used. Where all apartments within a dwelling are designed in this way, this will present
problems for occupants, particularly if affecting the main living spaces.
Therefore, at least one apartment on the principal living level of a dwelling should be of a
size and form that allows greater flexibility of use. This enhanced apartment should:
• have a floor area of at least 12 m2 and a length and width at least 3.0 m (see Note 1).
This area should exclude any space less than 1.8 m in height and any portion of the
room designated as a kitchen, and
• contain a unobstructed manoeuvring space of at least a 1.5 m by 1.5 m square or an
ellipse of at least 1.4 m by 1.8 m, which may overlap with activity spaces
recommended in clause 3.11.1. A door may open over this space, and
• have unobstructed access, at least 800 mm wide, to the controls of any openable
window or any heating appliance and between doors within the apartment.

Note 1: In some small dwellings (i.e. those with not more than 3 apartments) it may not
always be reasonably practicable to achieve the minimum length or width of 3 m. In such
one or two bedroom properties, either the length or the width may be reduced to not less
than 2.8 m, however, a floor area of at least 12 m2 should be maintained.
3.11.3 Kitchens
A dwelling should have a kitchen and, to be accessible, this should be on the principal
living level. Space should be provided within the kitchen to both assist in use by a person
with mobility impairment and offer flexibility in future alteration.
The layout should include an unobstructed manoeuvring space of at least a 1.5 m by 1.5 m
square or an ellipse of 1.4 m by 1.8 m. A door may open across this manoeuvring space
but a clear space of at least 1.1 m long by 800 mm wide, oriented in the direction of entry
into the room, should remain unobstructed, to allow an occupant to enter and close the
door.
A wall-supported worktop or similar obstruction, the underside of which is at least 750 mm
above floor level, may overlap the manoeuvring space by not more than 300 mm.
Figure 3.30 Space provision within a kitchen
Where a kitchen is within the same room as an apartment, the area of the kitchen should
be defined by a rectangle enclosing any floor-standing units, appliances and worktops. In
such cases, manoeuvring space for the kitchen may project into the apartment but should
not overlap with the separate manoeuvring space of an enhanced apartment.
A kitchen should be provided with space for a gas, electric or oil cooker or with a solid fuel
cooker designed for continuous burning. The space should accommodate such piping,
cables or other apparatus as will allow the appliance to operate. A cooker should have
an activity space to allow access to, and safe use of, an oven, as shown in the diagram
above. An activity space need not be provided in front of a hob or microwave oven.
Kitchen storage of at least 1 m3 should be provided either within or adjacent to the kitchen.
Additional storage may be required depending on the local authority’s recycling policy.

3.11.4 Height of activity spaces

Reduced headroom, such as beneath a sloping ceiling, can cause problems in use of both
facilities and furniture, particularly if a person has difficulty in bending or has a visual
impairment.
Activity spaces within the enhanced apartment or kitchen should therefore have an
unobstructed height of at least 1.8 m.
3.11.5 Alterations and extensions

Where works to alter or extend are proposed, physical constraints in the size of an
extension or the form of an existing building may mean that meeting recommendations in
guidance is not always possible. Accordingly:
• where alteration or extension of a building includes works to, or provision of a new,
apartment on the principal living level of the dwelling, and there is not already an
enhanced apartment on that level, guidance in clause 3.11.2 should be met as far as is
reasonably practicable
• where altering an existing kitchen, guidance on manoeuvring space given in clause
3.11.3 should be met as far as is reasonably practicable.
3.11.6 Drying of washing

Drying washing indoors can produce large amounts of water vapour that needs to be
removed before it can damage the building fabric or generate mould growth that can be a
risk to the health of occupants. The tendency to build ‘tighter’ buildings could increase
these risks by trapping the moisture in the building. Providing dedicated drying areas either
outside or inside the dwelling should discourage householders from using non-sustainable
methods of drying washing and should encourage the adoption of alternative practices that
limit the production of greenhouse gases and the depletion of material resources.
Outdoor drying space - drying washing outside will avoid the problems of high relative
humidity in the home and where it is reasonably practicable, an accessible space for the
drying of washing should be provided for every house on ground immediately adjacent to,
and in the same occupation as, the house. The area provided should allow space for at
least 1.7 m of clothes line per apartment.
Indoor drying space - since weather is unreliable in Scotland, a designated space for the
drying of washing should be provided in every dwelling, in addition to the external space.
The designated space may be either:
• capable of allowing a wall mounted appliance which may, for example be fixed over a
bath, or
• capable of allowing a ceiling-mounted pulley arrangement, or
• a floor space in the dwelling on which to set out a clothes horse.
The designated space should have a volume of at least 1 m3 and should have no
dimension less than 700 mm. The designated space should allow space for at least 1.7 m
of clothes line per apartment.

The location of the designated space should not restrict access to any other area or
appliance within the dwelling nor obstruct the swing of any door.
Guidance to Standard 3.14 provides information on the ventilation of indoor spaces
designated for the drying of washing.

3.12 Sanitary facilities

Mandatory Standard
Standard 3.12
Every building must be designed and constructed in such a way that sanitary
facilities are provided for all occupants of, and visitors to, the building in a form
that allows convenience of use and that there is no threat to the health and
safety of occupants or visitors.
3.12.0 Introduction
Sanitary accommodation that is more immediately accessible and offers both adaptability
and flexibility of layout gives a more sustainable solution that will simplify modifications to
the design and layout of dwellings, helping to reduce cost and disruption and better
enabling people to remain in their home as their circumstances change.
Although not recommending that sanitary facilities on the principal living level of a dwelling
be designed to an optimum standard for wheelchair users, it should be possible for most
people to use these facilities unassisted and in privacy.
Extending standards to address ‘liveability’ and the needs of occupants supports the
Scottish Government's aim of promoting a more inclusive built environment and will better
address the changing needs of occupants over time. This approach to the design of
dwellings ensures that Scotland's housing stock can respond to the needs of our
population, now and in the future.
The guidance in this standard and Standard 3.11, together with the guidance in Section 4,
Safety relating to accessibility, has been based around, and developed from, issues that
are included in ‘Housing for Varying Needs’ and the Lifetime Homes concept developed by
the Joseph Rowntree Foundation.
The provision, on one level, of accessible sanitary accommodation under this standard,
together with an enhanced apartment, and kitchen (Standard 3.11) and improvement to
circulation spaces (Standard 4.2) will assist in creating more sustainable homes.
Lead in water - the human body absorbs lead easily from drinking water and this can
have a negative effect on the intellectual development of young children. Although mains
water supplies do not contain significant levels of lead, recent research studies have
shown that leaded solder plumbing fittings, normally used for heating systems, have been
used on drinking water pipework in contravention of the Scottish Water Byelaws 2004.
Further guidance can be obtained from Scotland and Northern Ireland Plumbing
Employers Federation (SNIPEF) and Scottish Water.

3.12.1 Sanitary provision

Every dwelling should have sanitary facilities comprising at least 1 watercloset (WC), or
waterless closet, together with 1 wash hand basin per WC, or waterless closet, 1 bath or
shower and 1 sink. It is normal for the sink to be located in a kitchen.
To allow for basic hygiene, a wash hand basin should always be close to a WC or
waterless closet, either within a toilet, or located in an adjacent space providing the sole
means of access to the toilet.
There should be a door separating a space containing a WC, or waterless closet, from a
room or space used for the preparation or consumption of food, such as a kitchen or dining
room.
3.12.2 Waterless closets

If a waterless closet is installed it should be to a safe and hygienic design such as:
a. National Sanitation Foundation Certification to Standard NSF 41: ‘wastewater
recycling/ reuse and water conservation devices', or
b. NFS International Standard NSF/ANSI 41-1999: ‘non-liquid saturated treatment
systems’, or
c. to the conditions of a certification by a notified body.
Although some European countries manufacture waterless closets, they have not as yet
been tested to any recognised standard. This does not mean that they are unacceptable,
just that care should be taken in their choice to ensure they are both safe and hygienic in
use.
3.12.3 Accessible sanitary accommodation

Bathrooms and toilets designed to minimum space standards can often create difficulties
in use. As the ability of occupants can vary significantly, sanitary accommodation should
be both immediately accessible and offer potential for simple alteration in the future.
A dwelling should have at least 1 accessible WC, or waterless closet, and wash hand
basin and at least 1 accessible shower or bath.
These sanitary facilities should be located on the principal living level of a dwelling and be
of a size and form that allows unassisted use, in privacy, by almost any occupant. This
should include use by a person with mobility impairment or who uses a wheelchair, albeit
with limited manoeuvring space within the sanitary accommodation.
An additional accessible toilet may be needed on the entrance level of a dwelling where
this is not also the principal living level (see clause 4.2.10).
Accessible sanitary accommodation should have:
• a manoeuvring space that will allow a person to enter and close the door behind them.
This should be at least 1.1 m long by 800 mm wide, oriented in the direction of entry,
and clear of any door swing or other obstruction, and
• except where reduced by projection of a wash hand basin, unobstructed access at
least 800 mm wide to each sanitary facility, and

• an activity space for each sanitary facility, as noted in the diagram below. These may
overlap with each other and with the manoeuvring space noted above. A door may
open over an activity space, and
• an unobstructed height above each activity space and above any bath or shower of at
least 1.8 m above floor level, and
• walls adjacent to any sanitary facility that are of robust construction that will permit
secure fixing of grab rails or other aids in the zones noted in figure 3.32 (all indicated
sizes are minimum dimensions), and
• where incorporating a WC, space for at least one recognised form of unassisted
transfer from a wheelchair to the WC.
Figure 3.31 Activity spaces for accessible sanitary facilities
1. Though commonly as shown, the activity space in front of a WC need not be parallel
with the axis of the WC.
2. Where allowing side transfer, a small wall-hung wash hand basin may project up to
300 mm into the activity space in front of the WC.
3. The projecting rim of a wash hand basin may reduce the width of a route to another
sanitary facility to not less than 700 mm.
4. A hand-rinse basin should only be installed within a toilet and only if there is a full-size
wash hand basin elsewhere in the dwelling.

An accessible bathroom should be of a size that will accommodate a 1.7 m x 700 mm

bath (or equivalent). The activity space in front of a bath may be at any position along its
length. Within an accessible bathroom, it should be possible to replace the bath with an
accessible shower without adversely affecting access to other sanitary facilities.
An accessible shower room should be of a size that will accommodate either a level-
access floor shower with a drained area of not less than 1.0 m x 1.0 m (or equivalent) or a
900 mm x 900 mm shower tray (or equivalent). The drained area of a level-access floor
shower may overlap with activity or manoeuvring spaces where access to other sanitary
facilities is not across the drained area.
Alternative - space for future shower - where a dwelling has a bathroom or shower
room on another level, which is not en suite to a bedroom, some occupants may not
require the immediate provision for bathing on the principal living level. Where this is the
case, the principal living level may instead have a separate, enclosed space of a size that,
alone or by incorporation with the accessible toilet, will permit formation of an accessible
shower room (as described above) at a future date. This space can, instead, offer useful
storage space.
This space should have a drainage connection, positioned to allow installation of either a
floor shower or raised shower tray, sealed and terminated either immediately beneath floor
level under a removable access panel or at floor level in a visible position. The structure
and insulation of the floor in the area identified for a future floor shower should allow for
the depth of an inset tray installation (all floors) and a ‘laid to fall’ installation (solid floors
only). If not adjacent to an accessible toilet and separated by an easily demountable
partition, a duct to the external air should be provided to allow for later installation of
mechanical ventilation.
Examples of robust wall construction include masonry walling and suitably reinforced
timber and metal stud partitioning. The following sketches indicate how timber or metal
stud partitioning may be reinforced in preparation for the future installation of grab rails.

Figure 3.32 Robust wall construction

Figure 3.33 Typical Robust wall construction
5. Refer to manufacturer's information for suitable construction details for fixing or
securing plywood reinforcement to metal stud partitioning.
3.12.4 Access to sanitary accommodation

Where an apartment is intended for use solely as a bedroom, it is considered a private
space. To ensure that privacy can be maintained, the only accessible sanitary
accommodation in a dwelling should not be en suite, reached through such an apartment.
3.12.5 Alteration and extensions

Additional sanitary facilities need not be provided as part of an extension to, or
alteration of, a dwelling. However an additional accessible toilet may be needed under the
circumstances set out in clause 4.2.10, if one does not exist on the entrance level of a
dwelling.
If it is intended to install a new sanitary facility on the principal living level or entrance
storey of a dwelling and there is not already an accessible sanitary facility of that type
within the dwelling, the first new facility should be in accordance with the guidance given in
clauses 3.12.3 and 3.12.4.
In the case of alterations within an existing dwelling, the new sanitary facility should be in
accordance with guidance given in clause 3.12.3 as far as is reasonably practicable. This
recognises that it may not always be possible, within the confines of an existing building,
for accessible sanitary facility to be in accordance with guidance and that the provision of a
facility that is usable by most occupants will still improve amenity.
Alteration of existing facilities - if altering existing sanitary accommodation on the
principal living level or entrance storey of a dwelling which meets the guidance in clause
3.12.3 or the previous guidance for an accessible toilet (see below), any changes should
at least maintain the level of compliance present before alterations.
Existing sanitary accommodation which meets the guidance in clause 3.12.3 or the
previous guidance for an accessible toilet (see below) should only be removed or
relocated where facilities at least equivalent to those removed will still be present within
the dwelling.

Removal of existing facilities - a sanitary facility that is not an accessible facility may be
altered or removed where the minimum provision for a dwelling, set out in clause 3.12.1, is
maintained.
Accessibility of existing facilities - however where activity spaces for existing sanitary
facilities come close to meeting either the current recommendations in clause 3.12.3 or the
previous guidance for an accessible toilet, they will still offer greater amenity to a wide
range of people and should be treated in the same way as accessible sanitary facilities
when considering altering or relocating as noted above.
The previous guidance for an accessible toilet sought an activity space, clear of any door
swing, of 800 mm wide x 750 mm deep in front of, but not necessarily centred on, the WC.
A small wall-hung wash hand basin could project into this activity space.

3.13 Heating
Mandatory Standard
Standard 3.13
Every building must be designed and constructed in such a way that it can be
heated and maintain heat at temperature levels that will not be a threat to the
health of the occupants.
Limitation:
3.13.0 Introduction
Heating in a building is necessary to provide suitable conditions in which to live. Heating,
ventilation and thermal insulation should be considered as part of a total design that takes
into account all heat gains and losses. Failure to do so can lead to inadequate internal
conditions, e.g. condensation and mould and the inefficient use of energy due to
overheating.
Whole house ‘central heating’ is now almost universal, particularly in new buildings and is
regarded as almost essential in combating problems such as condensation and mould
growth.
Normal activities within a dwelling add both heat and water vapour to the air. If the heating
maintains comfort levels in the whole at all times, condensation problems will be
minimised, but costs will be high. A reasonable compromise needs to be given to heating
and ventilation to reduce the possibility of such problems and guidance is provided for both
these issues in this sub-section. Section 6, Energy, provides guidance on the third issue,
thermal insulation.
This guidance covers dwellings only as the heating of buildings other than dwellings is
covered by the Workplace (Health, Safety and Welfare) Regulations.
3.13.1 Heating recommendations

The layout of a dwelling, the size and orientation of the windows, the thermal mass, level
of insulation, airtightness, and ventilation can have a significant affect on the demand for
heat. The performance of a heating system will also have a major affect on energy
efficiency. Section 6, Energy provides guidance on these issues.
Heating a dwelling will normally be tailored to personal comfort taking cost into
consideration. However in addition to comfort, the heating should reflect the combined
effects of occupancy pattern, ventilation provision, building mass and insulation to reduce
the possibility of producing excess condensation that might damage the building fabric.

Every dwelling should have some form of fixed heating system, or alternative that is
capable of maintaining a temperature of 21 ºC in at least 1 apartment and 18 ºC
elsewhere, when the outside temperature is minus 1 ºC.
There is no need to maintain these temperatures in storage rooms with a floor area of not
more than 4 m2.
3.13.2 Alternative heating systems

Alternative heating systems may involve a holistic design approach to the dwelling and can
include the use of natural sources of available energy such as the sun, wind and the
geothermal capacity of the earth. Passive design, such as use of the orientation of glazing
for solar gain and of the building mass to store heat with controlled heat release may only
need minor supplementation from a lower output fixed heating system. Active heating
systems, such as heat pumps that extract heat from ground, air, water or geo-thermal
sources, can limit emissions of carbon dioxide and reduce the use of fossil fuels.
Complementary systems can also be used, to heat water using solar energy or generate
electricity using solar or wind power.
Where there are elderly or infirm occupants in a dwelling the capability of the heating
system to maintain an apartment at a temperature higher than 21 ºC is a sensible
precaution. Since it is not possible to determine the occupants at design stage the heating
system should be designed with the capability of being easily upgraded at a later date.
If an existing heating system is to be upgraded to provide higher temperatures the boiler
size may not need to be replaced, provided it was correctly sized originally. The upgrading
may necessitate the replacement of some pipes and radiator in one or two rooms and
accessibility will need to be considered. Such modification could result in a small increase
in the recovery time of the hot water supply for bathing and washing.

3.14 Ventilation
Mandatory Standard
Standard 3.14
Every building must be designed and constructed in such a way that ventilation
is provided so that the air quality inside the building is not a threat to the
building or the health of the occupants.
3.14.0 Introduction
Ventilation of a dwelling is required to maintain air quality and so contribute to the health
and comfort of the occupants. Without ventilation it is possible that carbon dioxide, water
vapour, organic impurities, smoking, fumes and gases could reduce the air quality by
humidity, dust and odours and also reduce the percentage of oxygen in the air to make the
building less comfortable to work or live in. So that contaminants do not exceed acceptable
levels and thereby endanger the health of the occupants, it is important that dwellings are
adequately ventilated. Research has shown that occupants of dwellings are, for the most
part, unaware of the standard of air quality within their homes. The lack of recognition of
poor air quality has frequently resulted in occupants not being aware of the need to open
ventilators or windows, particularly in bedrooms.
Well-designed ventilation has many benefits, not least financial and environmental, although it
is also recognised that inside air quality can only be as good as outside air quality and in
some cases filtration may be necessary. It is becoming more common, due in the main to
improved insulation standards and reduced levels of fabric infiltration, to specify continuous
mechanical systems to provide the ventilation solution for the building.
Ventilation can also have a significant effect on energy consumption and performance and
so thorough assessment of provisions for both ventilation and energy performance, should be
made, as uninformed choices may significantly affect both indoor air quality or the energy
efficiency of the building (see Section 6, Energy).
Ventilation should not adversely affect comfort and, where necessary, designers might wish
to consider security issues and protection against rain penetration prevalent in naturally
ventilated buildings when windows are partially open to provide background ventilation.
The impact of reducing air infiltration - improved insulation and ‘tighter’ construction of
buildings will reduce the infiltration and the level of natural air change.
Unless ventilation is maintained, this can increase the risk of poorer indoor air quality and
issues such as condensation and mould growth. Conversely, leaky buildings can be
draughty and uncomfortable. Sealing up air leaks improves comfort and saves energy whilst
proper ventilation keeps the indoor air pleasant and healthy. If poor attention to detail occurs
air leakage can account for a substantial part of the heating costs. Energy savings from
building ‘tighter’ could make significant savings on energy bills. There is a common
perception that ‘tight’ construction promotes indoor air pollution. However both ‘tight’ and
'leaky' buildings can have air quality problems. Though air leaks can dilute indoor pollutants,
there is no control over how much leakage occurs, when it occurs or where it comes from.

Occupants should have the opportunity to dry washing other than by a tumble dryer which
uses a considerable amount of energy. Drying of washing internally can generate large
quantities of moisture that should be removed at source to limit any adverse impact on the
building or its occupants.
In addition to the clauses below, further guidance on aspects of ventilation installations,
including controls, installation and commissioning of systems is provided with Annex 3.A –
‘Domestic Ventilation Guide’.
Conversions - in the case of conversions, as specified in regulation 4,
the building as converted shall meet the requirement of this standard (regulation 12, schedule
6).
3.14.1 Ventilation generally

Ventilation is the process of supplying outdoor air to an enclosed space and removing stale air
from the space. It can manage the indoor air quality by both diluting the indoor air with less
contaminated outdoor air and removing the indoor contaminants with the exhaust air.
Ventilation should have the capacity to:
• provide outside air to maintain indoor air quality sufficient for human respiration
• remove excess water vapour from areas where it is produced in sufficient quantities in
order to reduce the likelihood of creating conditions that support the germination and
growth of mould, harmful bacteria, pathogens and allergies
• remove pollutants that are a hazard to health from areas where they are produced in
significant quantities
• rapidly dilute pollutant odours, where necessary.
Ventilation should be to the outside air. However, clauses 3.14.4. 3.14.5 and 3.14.11 explain
where ventilators and background ventilators may be installed other than to the external air.
Additional ventilation provision
This guidance relates to the provision of air for human respiration and is in addition to, and
should be kept separate from, any air supply needed for the smoke ventilation of escape
routes in the case of fire (Section 2, Fire) and for the safe operation of combustion
appliances (see Standards 3.21 and 3.22). Provision of ventilation will also assist in
removing heat from a building in the summer months, reducing the risk of summertime
overheating (see standard 3.28).
Small rooms
There is no need to ventilate a room with a floor area of not more than 4 m2. This is not
intended to include a domestic sized kitchen or utility room where ventilation should be in
accordance with the recommendations in clause 3.14.2.
Calculation of volume
For ventilation purposes, a storey should be taken as the total floor area of all floors within that
storey, including the floor area of any gallery or openwork floor. Where an air change rate is
recommended, the volume of the space to be ventilated may be required. The volume of any
space is the internal cubic capacity of the space. Any volume more than 3 metres above any
floor level in that space may be disregarded.

3.14.2 Ventilation of dwellings

All buildings leak air to a greater or lesser extent. However the movement of uncontrolled
infiltrating air through the fabric of a building can cause draughts and can have a significant
adverse effect on the energy efficiency of the building as a whole. By improving building
techniques it is possible to reduce this infiltrating air to lower levels which can improve energy
efficiency (see Section 6 Energy).
Some building techniques may have little effect on air leakage and so allow the uncontrolled
infiltrating air to be taken into account as part of building ventilation provision.
By building with techniques designed to reduce air leakage there will need to be a reciprocal
increase in the designed ventilation provision to make up for the lower levels of infiltrating
air.
Ventilation is delivered via three components - supply air, extraction and purge ventilation.
Under normal conditions, indoor air quality is provided for by the supply and extraction
elements. Purge ventilation is essential for removal of higher levels of pollutants on an
intermittent or occasional basis and can also assist in the cooling of the dwelling during the
summer months.
Choice of ventilation solution
Infiltration (air movement through building fabric) is considered as a component of overall
ventilation. Accordingly, the provision of intended ventilation should be made to reflect the
level of fortuitous ventilation occurring through building fabric. Guidance to this standard sets
out three forms of supply and extract ventilation:
1. Natural ventilation (with intermittent mechanical extract) – see clause 3.14.4.
2. Continuous mechanical extract – see clause 3.14.5.
3. Continuous mechanical supply and extract clause – see clause 3.14.6.
Provisions are recommended on the basis of the design and confirmed infiltration rate for the
dwelling as follows:
Table 3.5a – Ventilation solutions for design infiltration levels.
Ventilation type Suitable for infiltration rate:
Natural ventilation (with intermittent mechanical extract) ≥ 5 m³/(h.m²)@50Pa
Continuous mechanical extract ventilation ≥ 3 m³/(h.m²)@50Pa
Continuous mechanical supply & extract ventilation Any
Designer may choose to provide evidence of the suitability of another option for any of the
above categories.
Supply air
Supply air for the dwelling should be delivered through either background ventilators
(options 1 & 2 above) or continuous supply fans (option 3 above). The minimum whole
dwelling ventilation rate for the supply of air to the habitable rooms in a dwelling should meet
both of the criteria given in table 3.5b below for ventilation, by number of apartments and by
overall dwelling floor area.

Table 3.5b - Minimum whole dwelling ventilation rate

Number of apartments 11 2 3 4 5
Minimum ventilation rate –
13 19 25 31 37
litres/second 2
Minimum ventilation rate – by floor area 3: 0.3 l/s per m² of internal floor area
Notes:
1. Where the dwelling has only one habitable room (principal apartment), a minimum
ventilation rate of 13 litres per second is assigned.
2. For each additional apartment, add 6 litres per second to the values above.
3. The minimum ventilation rate 0.3 litres per second per m² of internal floor area. (This
includes all floors, e.g. for a two-storey building add the ground and first floor areas).
Background ventilator area
For the purpose of performance, the recommended areas for background ventilation (see
clauses 3.14.4 & 3.14.5) should be achieved by the use of ventilators that are sized by the
equivalent area, as determined using BS EN 13141-1:2019. When determining the
equivalent area, the whole ventilator installation, including the external grille or canopy,
should be considered as a single unit. Background ventilators should have the equivalent area
marked where it will be easily visible from inside the dwelling when installed, to aid
verification
Air flow within the dwelling
To enable effective air movement throughout the dwelling, ventilation should be provided
between rooms and circulation spaces. This is commonly achieved at each internal door
serving a ventilated space, providing a minimum free area equivalent to a 10 mm gap
beneath each door (minimum door widths are set out in clause 4.2.6). The underside of the
door leaf should be either:
• If the floor finish is fitted, 10 mm above the floor finish
• If the finish is not fitted, 20 mm above the floor surface.
Where the door is a fire door, this should not involve trimming of the door leaf, but instead
raising the leaf within the door set to provide the recommended gap. Alternatively,
equivalent ventilation provision can be made through the wall dividing each space.
Open-flued appliances
Care should be taken when installing mechanical extract systems where there is an open-
flued combustion appliance in the dwelling. Further guidance is provided in clause 3.17.8.
3.14.3 Provision for purge ventilation

Provision of purge ventilation enables occupants to remove higher concentrations of
pollutants or water vapour from occasional activities that give rise to such increases. It can
also assist in the cooling of a dwelling in the summer months.
A system for purge ventilation is required in each habitable room (apartment). The
recommended ventilator opening areas in Table 3.6 below are set to give reasonable

assurance that purge ventilation is capable of providing air change of at least of four air
changes per hour per room directly to outside.
Purge ventilation can be delivered through either openings (e.g. windows or doors) or by a
mechanical extract system with a suitable high extract rate. The latter may be more common if
there are environmental issues such as noise or pollution which make it more desirable to
provide occasional higher levels of ventilation via a mechanical extract system.
Where purge ventilation in a habitable room is delivered through openings in that room, the
minimum opening areas in Table 3.6 should be achieved. These are based on BS
5925:1991, and assumes all of the following:
• single-sided ventilation
• an urban environment
• a wind speed of 2.1 metres per second
• a temperature difference of 3 °C between the air inside and outside of the building.
Depending on the dwelling design or the external climate, it may be possible in other
circumstances to achieve 4 air changes per hour with smaller openings. If smaller openings
than Table 3.6 are specified, this should be supported by evidence from an appropriately
qualified person competent in such matters.
Table 3.6 - Purge ventilation openings to apartments
Opening type Minimum total area of openings
Hinged or pivot windows with an opening 1/10 of floor area of room
angle of 15 to 30 degrees.
External doors; Opening sash windows; 1/20 of floor area of room
Hinged or pivot windows with an opening
angle of greater than 30 degrees.
Note: hinged or pivot windows with an opening angle of less than 15 degrees are not
suitable for purge ventilation. Reference to opening angles relates to the presence of a
permanent restriction to a greater opening angle. To reduce the effects of stratification of the
air in a room, some part of the window(s) should be at least 1.75 m above floor level.
3.14.4 Natural ventilation (with intermittent mechanical extract)

It is recommended that natural ventilation with intermittent extract only be considered in
dwellings where low or very low fabric infiltration is not present or planned. This would be
where the infiltration rate is 5 m³/(h.m²)@50 Pa and above.
Note also that, for dwellings with a single aspect or an internal kitchen, the guidance below
may not suffice to provide sufficient ventilation and further advice should be sought from the
designers or an alternate solution proposed.
Purge ventilation is as set out in clause 3.14.3
Background ventilation
Natural ventilation relies upon a combination of fortuitous ventilation and background
ventilation to drive air movement. This is assisted by the intermittent use of mechanical
extract ventilation to remove air from rooms where activities will generate water vapour -
kitchens, utility rooms, bathrooms and sanitary accommodation.
Table 3.7a - Minimum equivalent area of background ventilators for natural ventilation
Room Area of background ventilation
Apartment 12,000 mm²
Kitchen or utility room 10,000 mm²
Toilet, bathroom or shower room 10,000 mm²
1. Where the background ventilator is ducted, the recommended areas in the table should
be doubled to account for flow resistance within the ductwork.
2. The overall provision of background ventilation in a dwelling may be provided at an
average of 11,000 mm² per room with a minimum of 11,000 mm² for each apartment.
3. To reduce the effects of stratification of the air in a room, some part of the background
ventilator should be at least 1.75 m above floor level.
4. Further advice on the location of background ventilators can be found in Annex 3 A.
Extract ventilation
Intermittent mechanical extract fans should be fitted in each room where activities will
generate water vapour - kitchens, utility rooms, spaces for drying washing, bathrooms and
sanitary accommodation. Extract rates should be as set out below.
Table 3.7b - Minimum extract rates for intermittent extract ventilation systems
Room 1 2 Intermittent extract rate 3
Kitchen, extract above hob/cooker 30 litres per second
Kitchen, extract located elsewhere 60 litres per second
Utility room 30 litres per second

Bathroom or shower room 15 litres per second
Designated drying area (see 3.14.10) 15 litres per second
Sanitary accommodation (Toilet) 4 6 litres per second
5. Where a room has both extract fan and background ventilators, these should be a
minimum of 0.5 m apart (within and outside the dwelling) to reduce the risk of ‘short
circuiting’ ventilation.
6. Refer to guidance to Standard 3.17 and OFTEC Technical Book 3 where an extract fan is
fitted in a building containing an open-flued combustion appliance.
7. In design of a system, where exhaust air terminals are in a location exposed to prevailing
winds, measures should be taken to minimise the adverse effect of wind on the extract
rate. This may include relocation of extract terminals to another location or the use of
constant volume flow rate units.
8. For a toilet (WC & WHB) provision of purge ventilation in accordance with clause 3.14.3 is
an alternative to intermittent mechanical extract.

It is noted that passive stack ventilation (PSV) can be used as an alternative to intermittent
mechanical extract in wet rooms. A passive stack ventilation system should be installed in
accordance with the recommendations set out in BRE Information Paper BRE IP 13/94,
noting that such systems are most suited for use in dwellings with a height of not more than 4
storeys as the stack effect will diminish as the air cools.
Work on existing buildings
Where infiltration rates in a dwelling exceed 10 m3/h/m2 @ 50 Pa, which may often be the
case in existing buildings, the size of background ventilation may be reduced to 8000 mm²
for apartments and 4000 mm² for all other rooms. Alternatively, the overall provision of
background ventilation in a dwelling may be provided at an average of 6000 mm² per room,
with a minimum provision of 4000 mm² in each apartment.
3.14.5 Continuous mechanical extract ventilation

For new dwellings with building fabric which has low infiltration, ventilation by a continuous
mechanical extract system (see below) or continuous mechanical supply and extract system
(see clause 3.14.6) is recommended. ‘Low infiltration’ is defined as a design intent of not
less than 3 m³/(h.m²)@ 50Pa and less than 5 m³/(h.m²)@50 Pa, which is realised on
construction.
A continuous mechanical extract ventilation system should provide for ventilation of the whole
dwelling and may be delivered either by a central extract fan system, by individual extract fans
or a combination of these solutions.
Background ventilation
Where continuous mechanical extract ventilation is used, background ventilators should
provide a minimum equivalent area of 4,000 mm² for each apartment in the dwelling.
Background ventilators should not be installed in a room with continuous mechanical
extract, to avoid short circuiting of ventilation pathways. However, where a kitchen is within
the same space as an apartment (e.g. living room/dining room), specialist design advice
should be sought.
Where the background ventilator is ducted, the recommended area above should be doubled
to account for flow resistance within the ductwork.
To reduce the effects of stratification of the air in a room, some part of the background
ventilator should be at least 1.75 m above floor level.
Extract ventilation
Continuous mechanical extract fans should be fitted in each room where activities will
generate water vapour (‘wet rooms’) - kitchens, utility rooms, spaces for drying washing,
bathrooms, shower rooms and sanitary accommodation. Minimum room extract rates should
be as set out below.

Table 3.8 - Minimum extract rates for continuous extract ventilation systems
Room 1 High/boost rate 2 Continuous extract rate 2
Kitchen 13 litres per second The total combined rate of
continuous mechanical
Utility room 8 litres per second extract ventilation should not
be less than the minimum
Bathroom or shower room 8 litres per second whole dwelling ventilation
rate for the dwelling as set
Designated drying area (see 3.14.10)3 8 litres per second out in Table 3.5b in Clause
3.14.2.
Sanitary accommodation (Toilet) 6 litres per second
1. Refer to guidance to Standard 3.17 and OFTEC Technical Book 3 where an extract fan is
fitted in a building containing an open-flued combustion appliance.
2. In design of a system, where exhaust air terminals are in a location exposed to
prevailing winds, measures should be taken to minimise the adverse effect of wind on the
extract rate. This may include relocation of extract terminals to another location or the use
of constant volume flow rate units.
3. Extract in a designated drying area which is not also another of the rooms described
above may operate only on an intermittent basis, controlled by a humidistat – see
clause 3.14.10. In such cases, it is excluded from the whole dwelling continuous
ventilation rate calculation.
3.14.6 Continuous mechanical supply and extract ventilation

For new dwellings with building fabric which has very low infiltration, ventilation by a
continuous mechanical supply and extract system is recommended. Such systems can also
be used for any level of building infiltration. ‘Very low infiltration’ is defined as a design intent of
less than 3 m³/(h.m²)@50Pa which is realised on construction. Such systems will normally
include heat recovery – MVHR (mechanical ventilation with heat recovery).
To avoid unintended air pathways, background ventilators should not be installed with
mechanical supply and extract ventilation systems.
Supply ventilation
Each apartment should have mechanical supply ventilation, with supply terminals located and
directed to avoid draughts. The total supply air flow should meet the minimum whole dwelling
ventilation rate set out in Table 3.5b in clause 3.14.2 and be distributed proportionately to
the volume of each habitable room.
Extract ventilation
Each wet room should have mechanical extract ventilation which can provide a high/boost rate
as set out in Table 3.8 in clause 3.14.5. The continuous rate of the extract ventilation system
should provide the minimum whole dwelling ventilation rate set out in Table 3.5b in Clause
3.14.2.

Combustion appliances
Note that specialist advice must be sought if considering installation of an open-flued
appliance within a dwelling with continuous mechanical supply and extract ventilation to
identify and provide assurance on supply of air for combustion.
3.14.7 Ventilation awareness in dwellings

Carbon dioxide (CO2) is present in the external air we breathe at concentration levels of
around 400 parts per million and is not harmful to health at low concentration levels. However,
as people release CO2 into the air when they exhale, increased levels of CO2 in occupied
buildings can occur. This is generally accepted as being a reasonable indication that
ventilation action is necessary.
CO2 monitoring equipment
A CO2 monitor should be provided in the apartment expected to be the main or principal
bedroom in a dwelling. This should raise occupant awareness of CO2 levels (and therefore
other pollutants) present in their homes and of the need for them to take proactive measures
to increase the ventilation. Guidance on the operation of the monitoring equipment, including
options for improving ventilation when indicated as necessary by the monitor, should be
provided to the occupant. For more detailed information on the provision of guidance to
occupants, reference should be made to sections 3.A.9 & 3.A.10 of Annex 3A – ‘Domestic
Ventilation Guide’.
The installed monitoring equipment for CO2 should be mains operated and may take the
form of a self-contained monitor/detector or a separate monitor and detector head. The
monitor should have an easily understood visual indicator and be capable of logging data to
allow the occupant to gain information on CO2 levels for at least the preceding 24 hour
period. If the detector/monitor has an audible alarm this should be capable of being
permanently deactivated.
CO2 monitoring equipment should be capable of recording and displaying readings within a
range of at least 0 – 5,000 parts per million. The equipment should also be capable of
logging data at no more than 15 minute intervals, over a 24 hour period.
Where carbon dioxide monitors/detectors are within the scope of either or both:
• European Directive 2014/35/EU – Low Voltage Directive (LVD), and/or
• European Directive 2014/53/EU – Radio Equipment
they should be constructed to fully comply with all applicable safety aspects of the Directive(s)
as implemented through UK regulations.
A carbon dioxide detector head requires a flow of air over it to operate correctly, therefore, it
should not be located in an area that is likely to restrict the free movement of air. Unless
otherwise indicated by the manufacturer, a carbon dioxide detector head should not be
sited:
• if ceiling mounted, within 300 mm of any wall
• if wall mounted, within 150 mm of the ceiling or a junction with another wall
• where it can be obstructed (for example by curtains, blinds or furniture)
• next to a door or window, or

• next to an air vent or similar ventilation opening.

Unless otherwise indicated by the manufacturer, a carbon dioxide monitor, with or without an
integral detector, should be mounted between 1.4 m and 1.6 m above floor level. A carbon
dioxide detector head (or monitor if integrated) should not be sited within 1 m of the expected
location of a bed-head.
Where a separate detector head and monitor is installed, the monitor may be located other
than in the room containing the detector head, for example, the hallway. This may be
desirable if more than one detector head is installed.
3.14.8 Commissioning and written information.

Commissioning of mechanical elements of an installed ventilation system should be
undertaken as set out for the relevant system in sections 3.A.5 to 3.A.7 of Annex 3.A -
‘Domestic Ventilation Guide’.
Correct use and maintenance of the ventilation systems will assist in delivering the designed
ventilation to the dwelling whilst minimising energy use and environmental problems such as
noise and thermal discomfort. To assist in this, the following information should be provided
and made available to the occupant(s) of the dwelling, as relevant to the installed system.
• a design statement that sets out the key characteristics of the system along with non-
technical information on how and when the system should be used;
• manufacturer’s contact details;
• instructions on how to use background ventilators for background ventilation;
• location of, and setting of, automatic controls (e.g. humidity and timer controls);
• location and use of on/off and boost settings for mechanical ventilation systems;
• Instructions on how and when cleaning and maintenance should be carried out, including
air filter replacement;
• location of air filters;
• if there are no filters on extract terminals, how ducts can be accessed for cleaning and
recommendations on how and when cleaning should be under taken;
• instructions on how to recalibrate or check sensors and their location; and
• manufacturer’s literature that may include information such as a spare parts list, means of
obtaining spare parts, guarantees etc.
• A copy of the commissioning and testing report for the mechanical elements of the
ventilation system.
Information on the type of system installed and on how to operate it effectively should also be
provided, written in non-technical language, in a section on ventilation within the Quick Start
Guide required under standard 6.8.
3.14.9 Ventilation of conservatories

With large areas of glazing, conservatories attract large amounts of the sun’s radiation that
can create unacceptable heat build-up. Efficient ventilation therefore is very important to
ensure a comfortable environment. A conservatory should have a ventilator or ventilators

with an opening area of at least 1/5th of the floor area it serves. Although this is the minimum
recommended area, a greater area can provide more comfortable conditions particularly in
sunny weather.
Notwithstanding the recommended opening height of 1.75 m for ventilators, high level or roof
vents are best placed to minimise the effects of heat build-up and reduce stratification.
3.14.10 Ventilation of areas designated for drying of washing

Where clothes are dried naturally indoors large quantities of moisture can be released and this
will need to be removed before it can damage the building. Normally a utility room or bathroom
is used and mechanical extract is the usual method of removing moisture.
Where a space other than a wet room already provided with mechanical extract is
designated, that space should be provided with mechanical extraction capable of at least 15
l/s intermittent operation. The extract fan serving a designated space should be connected
through a humidistat set to activate when the relative humidity is above a set value of
between 50% and 65%.
Guidance to Standard 3.11 gives information on the space recommended for the drying of
washing.
3.14.11 Conservatories and extensions built over existing windows

Constructing a conservatory or extension over an existing window, or ventilator, will
effectively result in the creation of an internal room, restricting air movement which could
significantly reduce natural ventilation to that room. Reference should be made to clause
3.16.2 relating to natural lighting, and to the guidance to Standards 3.21 and 3.22 on the
ventilation of combustion appliances, as this also may be relevant. There are other
recommendations in Section 2: Fire relating to escape from inner rooms.
Conservatories - A conservatory may be constructed over a ventilator serving a room in a
dwelling provided that the ventilation of the conservatory is to the outside air and has an
opening area of at least 1/20th of the total combined floor area of the internal room so
formed and the conservatory. The ventilator to the internal room should have an opening area
of at least 1/20th of the floor area of the room. Background ventilators should also be provided
relevant to the overall areas created.
Extensions - An extension may also be built over a ventilator but a new ventilator should be
provided to the room. Where this is not practicable, e.g. where there is no external wall, the
new extension should be treated as part of the existing room rather than the creation of a
separate internal room because the extension will be more airtight than a conservatory and
therefore the rate of air change will be compromised. The opening area between the 2 parts of
the room should be not less than 1/10th of the total combined area of the existing room and
the extension.
Moisture producing areas - If the conservatory or extension is constructed over an area that
generates moisture, such as a kitchen, bathroom, shower room or utility room, mechanical
extract, via a duct if necessary (or a passive stack ventilation) should be provided direct to
the outside air. Any existing system disadvantaged by the work may require to be altered to
ensure supply and extracted air is still to the outside air.

3.14.12 Control of legionellosis

An inlet to, and an outlet from, a mechanical ventilation system should be installed such that
their positioning avoids the contamination of the air supply to the system. The system should
be constructed and installed in accordance with the recommendations in Legionnaires'
Disease: The control of legionella bacteria in water systems – approved code of practice
and guidance - HSE L8, in order to ensure, as far as is reasonably practicable, the
avoidance of contamination by legionella.
3.14.13 Ventilation of garages

The principal reason for ventilating garages is to protect the building users from the harmful
effects of toxic emissions from vehicle exhausts. Where a garage is attached to a dwelling, the
separating construction should be as air tight as possible. Where there is a communicating
door airtight seals should be provided or a lobby arrangement may be appropriate.
Large garages - Few domestic garages over 60 m2 in area are constructed but guidance on
such structures is provided in the non-domestic Technical Handbook.
Small garages - Garages of less than 30 m2 do not require the ventilation to be designed. It is
expected that a degree of fortuitous ventilation is created by the imperfect fit of ‘up and over’
doors or pass doors. With such garages, it is inadvisable for designers to attempt to achieve
an airtight construction.
Open-flued appliances - Although not considered good practice, open-flued combustion
appliances are installed in garages. Ventilation should be provided in accordance with the
guidance to Standards 3.21 and 3.22.
A garage with a floor area of at least 30 m2 but not more than 60 m2 used for the parking of
motor vehicles should have provision for natural or mechanical ventilation. Ventilation
should be provided in accordance with the following guidance:
a. where the garage is naturally ventilated, by providing at least 2 permanent ventilators,
each with an open area of at least 1/3000th of the floor area they serve, positioned to
encourage through ventilation with one of the permanent ventilators being not more
than 600 mm above floor level, or
b. where the garage is mechanically ventilated, by providing a system:
• capable of continuous operation, designed to provide at least 2 air changes per
hour, and
• independent of any other ventilation system, and
• constructed so that two-thirds of the exhaust air is extracted from outlets not more
than 600 mm above floor level.

3.15 Condensation
Mandatory Standard
Standard 3.15
moisture caused by surface or interstitial condensation.
3.15.0 Introduction
Condensation can occur in heated buildings when water vapour, usually produced by the
occupants and their activities, condenses on exposed building surfaces (surface
condensation) where it supports mould growth, or within building elements (interstitial
condensation).
The occurrence of condensation is governed by complex interrelationships between
heating, ventilation, moisture production, building layout and properties of materials.
Condensation need not always be a problem, for example it regularly occurs on the inner
surface of the outer leaf of a cavity wall which receives very much more water from driving
rain. However excess condensation can damage the building fabric and contents and the
dampness associated with mould growth can be a major cause of respiratory allergies.
Condensation can also affect thermal insulation materials as the measured thermal
performance reduces with increased moisture content. For all of the above reasons the
control of condensation is an important consideration in building design and construction.
There are buildings designed and constructed for specialist activities, controlled
environments or factory processes that normally involve high humidity levels. The
guidance to this standard may not be fully appropriate for such buildings as their design is
generally by specialists and often involves distinctive construction methods and materials
required to produce buildings that are fit for purpose under the known conditions.
The effects of climate change may exacerbate problems of condensation in buildings
due to higher relative humidity. Higher winter temperatures combined with increased
vapour pressures could result in more severe problems, particularly in roof spaces. Very
careful consideration of the issues is essential and the correct detailing will therefore be
critical.
converted must be improved to as close to the requirement of that standard as is
reasonably practicable, and in no case be worse than before the conversions (regulation
12, schedule 6).
3.15.1 Condensation
A dwelling should be constructed to reduce the risk of both interstitial and surface
condensation in order to prevent damage to the fabric and harmful effects on the health of
people using the dwelling. The guidance given in BS 5250: 2002 ‘Code of Practice for the

control of condensation in buildings' is helpful in preventing both interstitial and surface

condensation.
3.15.2 Control of humidity

If the average relative humidity within a room stays at or above 70% for a long period of
time, the localised relative humidity at the external wall will be higher and is likely to
support the germination and growth of moulds.
The fundamental principle of designing to control humidity is to maintain a balance
between, the thermal and vapour properties of the structure, heat input and ventilation
rate. The thermal and vapour properties of the structure are covered in Standard 3.15 and
heat input in Section 6, Energy.
The kitchen, bathroom and utility room are the 3 areas in a dwelling where most moisture
is generated. Control of this moisture can be by active or passive means. Guidance to
Standard 3.14 provides various methods of controlling humidity in high humidity areas.
3.15.3 Control of condensation in roofs

Section 8.4 of BS 5250: 2002 provides guidance on the control of condensation in the
principal forms of roof construction. Clause 8.4.1 of BS 5250 lists various issues that
should be considered in the design of roofs to reduce the possibility of excess
condensation forming that might damage the building and endanger the health of the
occupants. However cold, level-deck roofs, should be avoided because interstitial
condensation is likely and its effect on the structure and insulation can be severe and
many instances of failure in such systems have been recorded. It is considered that more
reliable forms of construction are available. Both the warm deck and warm deck inverted
roof constructions, where the insulation is placed above the roof deck, are considered
preferable. However fully supported metal roof finishes including aluminium, copper, lead,
stainless steel and zinc are regularly used in conversion work, and they should have a
ventilated air space on the cold side of the insulation in addition to a high performance
vapour control layer near the inner surface. Further information may be obtained from the
relevant metal associations.
3.15.4 Surface condensation – thermal bridging

Thermal bridging occurs when the continuity of the building fabric is broken by the
penetration of an element allowing a significantly higher heat loss than its surroundings.
These ‘bridges’ commonly occur around openings such as lintels, jambs and sills and at
wall/roof junctions, wall/floor junctions and where internal walls penetrate the outer fabric.
Thermal bridges provide a ready passage of heat transfer to the outside air and allow a
heat flow entirely disproportionate to their surface area resulting in excessive heat losses.
Condensation may occur on the inner surfaces that can damage the dwelling or threaten
the health of the occupants.
To minimise the risk of condensation on any inner surface, cold bridging at a floor, wall,
roof or other building element should be avoided. Detailing should be in accordance with
the recommendations in Section 8 of BS 5250: 2002. Also, to maintain an adequate
internal surface temperature and thus minimise the risk of surface condensation, it is
recommended that the thermal transmittance (U-value) of any part and at any point of the
external fabric does not exceed 1.2 W/m2k.
Further guidance on acceptable thermal insulation may be obtained from BRE Report, BR
262, Thermal insulation: avoiding risks.
3.15.5 Interstitial condensation

A floor, wall, roof or other building element should minimise the risk of interstitial
condensation in any part of a dwelling that it could damage. Walls, roofs and floors should
be assessed and/or constructed in accordance with Section 8 and Annex D of BS 5250:
2002.
3.15.6 Roof constructions (flat)

For the control of condensation in roofs, including cold deck roofs, BS 5250: 2002 provides
guidance on the principal forms of construction. There is evidence that suggests that
condensation in cold deck flat roofs is a problem. They should be avoided therefore
because interstitial condensation is likely and its effect on the structure and insulation can
be severe. Many instances of failure in such systems have been recorded and it is
considered that more reliable forms of construction are available. However fully supported
metal roof finishes including aluminium, copper, lead, stainless steel and zinc are regularly
used in conversion work, and they should have a ventilated air space on the cold side of
the insulation in addition to a high performance vapour control layer near the inner surface.
Further information may be obtained from the relevant metal associations.
Both the warm deck and warm deck inverted roof constructions, where the insulation is
placed above the roof deck, are considered preferable.
3.15.7 Roof constructions (pitched)

Ventilation is vital for preventing excessive build-up of condensation in cold, pitched roof
spaces. Where the insulation is at ceiling level the roof space should be cross ventilated.
Special care should be taken with ventilation where ceilings following the roof pitch. The
recommendations in BS 5250: 2002 should be followed.
Roof type A insulation on a level Figure 3.34 Roof Type A insulation on

ceiling - Pitched roof structure of timber a level ceiling
or metal framed construction. External vii.
weatherproof covering of slates or tiles
on under slating felt with or without
boards or battens. Insulation laid on a
level ceiling with a ventilated space
between the insulation and the roof
structure.

Roof type B insulation on a sloping Figure 3.35 Roof type B insulation on a

ceiling - Pitched roof structure as (A) sloping ceiling
above with a decking of low permeability
insulation fitted to and between the roof
framing. External weatherproof covering
of slates or tiles, with tiling battens and
counter battens (located over roof
framing), and a breather membrane laid
on the insulation decking; with a sloping
ceiling.
Roof type C insulation on decking - Figure 3.36 Roof type B insulation on a

Pitched roof structure as (A) above with a sloping ceiling
decking of low permeability insulation
fitted to and between the roof framing.
External weatherproof covering of slates
or tiles, with tiling battens and counter
battens (located over roof framing), and a
breather membrane laid on the insulation
decking; with a sloping ceiling.

3.16 Natural lighting

Mandatory Standard
Standard 3.16
Every building must be designed and constructed in such a way that natural
lighting is provided to ensure that the health of the occupants is not threatened.
Limitation:
3.16.0 Introduction
The purpose of this standard is primarily to ensure that an adequate standard of day
lighting is attained in habitable rooms in dwellings to allow domestic activities to be carried
out conveniently and safely. A kitchen or toilet is not deemed to be a habitable room in
terms of the building regulations.
converted must be improved to as close to the requirement of that standard as is
reasonably practicable, and in no case worse than before the conversion (regulation 12,
schedule 6).
3.16.1 Natural lighting provision

Every apartment should have a translucent glazed opening, or openings, of an aggregate
glazed area equal to at least 1/15th of the floor area of the apartment and located in an
external wall or roof or in a wall between the apartment and a conservatory.
3.16.2 Conservatories
A conservatory may be constructed over a translucent glazed opening to a room in a
dwelling provided that the area of the glazed opening of the internal room so formed is at
least 1/15th of the floor area of the internal room. There are other recommendations
relating to ventilation in clause 3.14.9 & 3.14.11 and the size of windows in Section 6,
Energy.
3.16.3 Extensions
An extension however constructed over a glazed opening to a room, because of its greater
solidity, can seriously restrict daylight from entering the dwelling and the existing room and
extension should be treated a single room.
The area of the translucent glazed opening to the extension should be at least 1/15th of
the combined floor area of the existing room and the extension. A new translucent glazed
opening should be provided to the existing room but, where this is not practicable, the wall
separating the 2 rooms should be opened up to provide a single space.

To ensure sufficient 'borrowed light’ is provided, the opening area between the existing
room and the extension should be not less than 1/10th of the total combined area of the
existing room and the extension. Clause 3.14.11, covering ventilation, also recommends
that the existing room and extension are treated as a single space.

3.17 Combustion appliances – safe operation

Mandatory Standard
Standard 3.17
Every building must be designed and constructed in such a way that each fixed
combustion appliance installation operates safely.
3.17.0 Introduction
The guidance to this standard covers general issues and should be read in conjunction
with Standards 3.18 to 3.22 that are intended to reduce the risk from combustion
appliances and their flues from:
• endangering the health and safety of persons in and around a building
• compromising the structural stability of a building, and
• causing damage by fire.
The incorrect installation of a heating appliance or design and installation of a flue can
result in situations leading directly to the dangers noted above.
The installation of mechanical extract fans is not in itself dangerous but guidance on their
use has been included under this standard as their use with open-flued appliances can
cause problems. Extract fans lower the pressure in a building and this can cause the
spillage of combustion products from open-flued appliances. This can occur even if the
appliance and the fan are in different rooms. Combustion appliances therefore should be
capable of operating safely whether or not any fan is running (see clause 3.17.8).
Biomass as a solid fuel comes in different forms with the most common being woody
biomass. Wood burning appliance technologies are such that modern appliances are now
designed to efficiently burn specific wood fuel types including logs, wood chips, wood
pellets and wood thinnings.
Guidance that is given for solid fuel appliance installations may also be appropriate for
biomass appliance installations however, depending on the complexity of the system there
may additional issues to consider particularly in relation to safety, noise, flue sizing,
ventilation and fuel storage.
There is other legislation that relates to gas fittings, appliances, installations and their
maintenance and to the competency of persons who undertake such work (see clause
3.17.6).

3.17.1 Combustion appliance installations generally

This guidance has been prepared mainly with domestic sized installations in mind, such as
those comprising space and water heating or cooking facilities, including their flues. The
guidance also includes flueless appliances such as gas cookers.
The guidance to Standards 3.17 to 3.22 therefore applies to solid fuel appliances with an
output rating not more than 50 kW, oil-firing appliances with an output rating not more than
45 kW and gas-fired appliances with a net input rating not more than 70 kW.
3.17.2 Large combustion appliance installations

It is expected that specialists will design non-domestic sized combustion appliance
installations in accordance with general standards provided in the Practice Standards
produced by the British Standards Institution (BS EN or BS) and the Institution of Gas
Engineers or the Design Guide produced by the Chartered Institution of Building Service
Engineers (CIBSE). A few large dwellings may require such installations.
The following guidance therefore, may not be relevant to solid fuel appliances with an
output rating more than 50 kW, oil-firing appliances with an output rating more than 45 kW
and gas-fired appliances with a net input rating more than 70 kW.
3.17.3 Small combustion appliance installations

An installation is only as good as its weakest part and it is necessary to ensure that the
entire installation is safely constructed and installed.
Where a combustion appliance installation is intended to operate with more than one type
of fuel, for example a gas appliance as a stand-by to a solid fuel appliance, each
component should be constructed and installed to meet the most onerous requirement of
the relevant fuel.
3.17.4 Solid fuel appliance installations

Solid fuel appliances should be fit for purpose for the type of fuel burnt and all solid fuel
appliance installations should be constructed and installed carefully to ensure that the
entire installation operates safely. Installations should be constructed and installed in
accordance with the requirements of BS 8303: 2018.
Wood pellet burning stoves and boilers are generally designed and constructed with high
levels of automation, to be very efficient and with low emissions. Wood pellet burning
appliances can appear similar to other wood fuelled appliances however they are normally
designed and manufactured specifically for the combustion of wood pellets fuels only. BS
EN 14785: 2006 'Residential Space Heating Appliances Fired By Wood Pellets' provides
details on the requirements and test methods.
Other standards that are applicable to biomass appliances are:
• BS EN 12809: 2001 'Residential Independent Boilers Fired by Solid Fuel'
• BS EN 13229: 2001 'Inset Appliances Including Open Fires Fired by Solid Fuels'
• BS EN 13240: 2001 'Room Heaters Fired by Sold Fuel'

• BS EN 303 - 5: 1999 'Heating Boilers. Heating Boilers with Forced Draught Burners.
Heating Boilers for Solid Fuels, Hand and Automatically Fired, Nominal Heat output of
up to 300 kW'.
The Heating Equipment Testing and Approval Scheme (HETAS) is an independent
organisation for setting standards of safety, efficiency and performance for testing and
approval of solid fuels, solid mineral fuel and wood burning appliances and associated
equipment and services for the UK solid fuel domestic heating industry. It operates a
registration scheme for competent Engineers and Companies working in the domestic
solid fuel market. The Official Guide to Approved Solid Fuel Products and Services
published by HETAS Ltd contains a list of Registered Heating Engineers deemed
competent in the various modules listed, e.g. for the installation, inspection and
maintenance of solid fuel appliances.
There are other organisations representing the solid fuel industry but neither they nor
HETAS have a mandatory status.
3.17.5 Oil-firing appliance installations

The Oil Firing Technical Association (OFTEC) sets equipment standards, installation
practice and technician competence within the oil firing industry. It publishes technical
guidance, operates a registration scheme for competent technicians and companies and
an equipment testing and approval scheme. OFTEC schemes and technical advice only
have mandatory status when specifically referred to in legislation.
Oil-firing appliances should be constructed, installed, commissioned and serviced carefully
to ensure that the entire installation operates safely. Oil-firing equipment should be
suitable for its purpose and the class of oil used in the installation. Oil-firing equipment
should comply with the relevant OFTEC standard and should be installed in accordance
with the recommendations in BS 5410: Parts 1 and 2.
Fire valves should be fitted so as to cut off the supply of oil remotely from the combustion
appliance in the event of a fire starting in or around the appliance. The valve should be
located externally to the dwelling. The valve should be fitted in accordance with the
recommendations in Section 8.3 of BS 5410: Part 1: 1997 and OFTEC Technical Book 3.
3.17.6 Gas-fired appliance installations

In addition to the functional standards, gas-fired appliance installations must also comply
with the Gas Safety (Installation and Use) Regulations 1998. These regulations require
that, amongst others, gas-fired installations are installed by a competent person. Guidance
on the individual competency required in given in the Health and Safety Commission’s
Approved Code of Practice ‘Standards of Training in Safe Gas Installations’. The Gas Safe
Register operates a registration scheme for gas businesses and individual gas operatives
to ensure that they carry out their work in a competent manner. It is the only scheme
recognised by the Health and Safety Executive (HSE) that complies with the Gas Safety
(Installation and Use) Regulations 1998.
The Gas Safety (Installations and Use) Regulations 1998 regulates gas installations while
the Gas Appliance (Safety) Regulations 1995 address the product safety of appliances.

3.17.7 Labelling
Where a hearth, fireplace (including a flue box), or system chimney is provided, extended
or altered, information essential to the correct application and use of these facilities should
be permanently posted in the dwelling to alert future workmen to the specification of
the installed system. This also applies to cases where a flue liner is provided as part of
refurbishment work.
The labels should be indelibly marked and contain the following information:
a. the location of the hearth, fireplace (or flue box) or the location of the beginning of the
flue
b. a chimney designation string in accordance with BS EN 1443: 2003 (see clause
3.18.2) for products whose performance characteristics have been assessed in
accordance with a European Standard and that has been supplied and marked with a
designation as described in the relevant European Standard
c. the category of the flue and generic types of appliance that can safely be
accommodated
d. the type and size of the flue (or its liner)
e. the installation date.
Labels should be located in a position that will not easily be obscured such as adjacent to:
• the gas or electricity meter, or
• the water supply stopcock, or
• the chimney or hearth described.
A label, should be provided similar to the example below:
Figure 3.37 Safety Label
3.17.8 Extract fans

Extract fans lower the pressure in a dwelling and may cause the spillage of combustion
products from open-flued appliances. This can occur even if the appliance and the fan are
in different rooms. Ceiling fans produce currents and hence local depressurisation that can
also cause the spillage of flue gases. The presence of some fans may be obvious, such as
those on view in kitchens, but others may be less obvious. Fans installed in appliances
such as tumble dryers or other open-flued combustion appliances can also contribute to
depressurisation. Fans may also be provided to draw radon gas out of the under building.
In dwellings where it is intended to install open-flued combustion appliances and extract
fans, the combustion appliances should be able to operate safely whether or not the fans
are running.
The installation of extract fans should be in accordance with the guidance below, and
should be tested to show that combustion appliances operate safely whether or not fans
are running:
a. for solid fuel appliances, extract ventilation should not generally be installed in the
same room or alternatively seek further guidance from HETAS. However in certain
cases, such as large rooms where there is free flowing replacement air, a fan may be
fitted provided a satisfactory spillage test is carried out in accordance with BRE
Information Paper IP 7/94
b. for oil-firing appliances, limit fan capacities as described in OFTEC Technical Book 3
and then carry out flue draught interference tests as described in Book 3 or BS 5410:
Part 1: 1997
c. for a gas-fired appliance, where a kitchen contains an open-flued appliance, the
extract rate of the fan should not exceed 20 litres/second. To check for safe operation
of the appliance(s) the recommendations in clause 5.3.2.3 of BS 5440: Part 1: 2000
should be followed.

3.18 Combustion appliances – protection from

combustion products
Mandatory Standard
Standard 3.18
Every building must be designed and constructed in such a way that any
component part of each fixed combustion appliance installation used for the
removal of combustion gases will withstand heat generated as a result of its
operation without any structural change that would impair the stability or
performance of the installation.
3.18.0 Introduction
The fire service attends many calls to chimney fires and other fires where a chimney
defect has allowed fire spread into a building. Whilst the guidance in this standard cannot
prevent fires, the structural precautions recommended help to limit the damage to flues
and thus prevent fire from spreading into the building.
It is essential that flues continue to function effectively when in use without allowing the
products of combustion to enter the building. Chimneys and flue-pipes are now tested to
harmonised European standards to establish their characteristics relative to safe
operation.
Very low flue-gas temperatures are achieved by modern, high efficiency appliances,
particularly during night conditions, thus causing condensation. Materials need to
withstand these aggressive situations.
Explanation of terms - The following terms are included to provide clarity to their meaning
in this Technical Handbook.
Chimney – a structure enclosing 1 or more flues, but not a flue-pipe, and including any
openings for the accommodation of a combustion appliance, but does not include a
chimney terminal
Custom-built chimney – chimney that is installed or built on-site using a combination of
compatible chimney components that may be from 1 or different sources
Double-walled chimney – chimney consisting of a flue liner and an outer wall
Factory-made chimney – see system chimneys
Flue – passage for conveying the products of combustion to the outside atmosphere
Flue-block – factory-made chimney components with 1 or more flues
Flue liner – wall of a chimney consisting of components the surface of which is in contact
with products of combustion
Flue-pipe – (correctly termed ‘connecting flue-pipe’) is a pipe, either single walled
(insulated or non-insulated) or double-walled, that connects a combustion appliance to a
flue in a chimney

Single-walled chimney – chimney where the flue liner is the chimney

System chimneys – (factory-made chimney) chimney that is installed using a combination
of compatible chimney components, obtained or specified from one manufacturing source
with product responsibility for the whole chimney.
Some of these terms are explained in greater depth later in the guidance to this standard.
3.18.1 Chimneys generally

Combustion appliances are very often changed after the original installation. Unless an
appliance is supplied to be used with a specified system chimney or with an integral duct
assembly, e.g. balanced flue, it is desirable, and sometimes more economical, to cater
initially for the most severe conditions as regards the danger of fire, generally a traditional
open fire, and to ensure that all components are compatible.
Combustion appliances, other than flueless appliances such as gas cookers, should
incorporate, or be connected to, a flue-pipe and/or a chimney that will withstand the heat
generated by the normal operation of the appliance. A chimney of a higher specification
than the designation strings given (see clause 3.18.2) may be used if required, such as a
chimney generally suitable for use with an open-flued solid fuel appliance may be used
with an open flued gas-fired appliance.
The National Association of Chimney Engineers (NACE) was set up to ensure the safety of
all fuel users who depend upon a chimney or flue for the operation of a heating appliance.
They provide a register of competent and qualified chimney engineers for all types of
chimney work. Advice is also available from the British Flue and Chimney Manufacturers’
Association (BFCMA). These organisations do not have a mandatory status.
Sweeping chimneys - the process of burning will naturally cause deposits of soot in the
flue. Chimneys and flue-pipes therefore should be swept at least annually if smokeless
solid fuel is burnt and more often if wood, peat and/or other high volatile solid fuel such as
bituminous coal is burnt. Mechanical sweeping with a brush is the recommended method
of cleaning.
Every chimney should have such capacity, be of a height and location and with an outlet
so located that the products of combustion are discharged freely and will not present a fire
hazard.
A flue should be free from obstructions. The surface of the flue should be essentially
uniform, gas-tight and resistant to corrosion from combustion products. Chimneys should
be constructed in accordance with:
a. the recommendations of BS 6461: Part 1: 1984 for masonry chimneys, or
b. the recommendations of BS 7566: Parts 1 - 4: 1992 for metal system chimneys, or
c. BS 5410: Part 1: 1997 and OFTEC Technical Book 3, where serving an oil-firing
appliance, or
d. BS 5440: Part 1: 2000, where serving a gas-fired appliance.

3.18.2 Chimney designations

Designations for chimneys, according to BS EN 1443: 2003, are dependant on the fuel to
be used, the type of appliance and the operating conditions. The designation string
prescribes limiting values or categories for temperature, pressure, condensate resistance,
corrosion resistance, soot fire resistance and distance to combustibles. Values for
which the chimney is suitable are specified by the system chimney manufacturer or the
designer of a custom built or re-lined chimney. For a new chimney installation the chimney
designation should be chosen to suit the intended appliance installation. For an existing
chimney the appliance performance should be chosen to match the designation of the
chimney. Advice on the appropriate chimney specification should be sought from the
appliance manufacturer.
The recommended designation for chimneys and flue-pipes for use with natural draught,
solid fuel appliances is T400 N2 D 3 Gxx.
The recommended designation for chimneys and flue-pipes for use with forced draught
solid fuel appliances that have a positive pressure at the outlet of the appliance is T400 P2
D 3 Gxx.
The pressure designation P2 is regarded as the default specification. However the
chimney can often generate an adequate natural draught, so that the appliance can be
safely used with chimneys and flue-pipes with the negative pressure designation even if
the appliance is fanned. The draught generated in a chimney may be calculated according
to BS EN 13384-1: 2002. If there is any doubt, and/or unless the appliance manufacturer
specifies N2, the designation P2 should apply.
Table 3.7 Recommended designation for chimneys and flue-pipes for use with oil-
firing appliances with a flue gas temperature not more than 250 ºC
Appliance type Fuel oil Designation

Boiler including combustion Class C2 T250 N2 D 1 Oxx
boiler - pressure jet
Cooker - pressure jet burner Class C2 T250 N2 D 1 Oxx
Cooker and room heater - Class C2 T250 N2 D 1 Oxx
vaporising burner
Cooker and room heater - Class D T250 N2 D 2 Oxx
vaporising burner
Condensing pressure jet Class C2 T160 N2 W 1 Oxx
burner appliances
Cooker - vapourising burner Class D T160 N2 W 2 Oxx
appliances
The pressure designation N2 is regarded as the most likely specification to apply in the oil
industry for both vaporising and pressure jet appliances. Most pressure jet appliances only
generate adequate pressure to overcome flow resistance within the appliance so that the
products of combustion entering the chimney will be at a negative pressure with respect to
the atmosphere. Thus the appliance can be safely used with chimneys and flue-pipes with
negative pressure designation. In the event that an appliance design produces a positive
pressure at the outlet of the appliance, it is the manufacturer’s responsibility to inform the
installer that a chimney with a positive designation should be used. If there is any doubt,
the more onerous designation P2 should apply.
The appliance manufacturer’s instructions should always be checked. They may specify a
higher designation.
Table 3.8 Recommended designation for chimneys and flue-pipes for use with gas
appliances
Appliance Type Designation

Boiler - open - natural draught T250 N2 D 1 Oxx
flued
fanned draught T250 P2 D 1 Oxx[1]
condensing T250 P2 W 1 Oxx[1]
Boiler - room - natural draught T250 N2 D 1 Oxx
sealed
Gas fire radient/convector
T250 N2 D 1 Oxx
ILFE or DFE
Air heater natural draught T250 N2 D 1 Oxx
SE duct T450 N2 D 1 Oxx
The pressure designation P2 is regarded as the default specification. However the
chimney can often generate an adequate natural draught, so that the appliance can be
safely used with chimneys and flue-pipes with the negative pressure designation even for
many fanned draught gas appliances, including condensing boilers that may otherwise
have positive pressure at the outlet to the flue. The draught generated in a chimney may
be calculated according to BS EN 13384-1: 2002. If there is any doubt, and/or unless the
appliance manufacturer specifies N2, the designation P2 should apply.
3.18.3 Masonry chimneys

A new masonry chimney, usually custom-built on site, and normally with an outer wall of
brick, block or stone, should be well constructed and incorporate a flue liner, or flue-blocks,
of either clay material or precast concrete. A masonry chimney should be constructed in
accordance with the recommendations in BS 6461: Part 1: 1984. If an outer wall is
constructed of concrete it should be constructed in accordance with BS EN 12446: 2003.
It is a complex operation to upgrade the chimney at a later date to serve a new appliance
that needs a higher classification of chimney to operate safely, thus a chimney designed
for solid fuel will also serve for oil or gas. See clause 3.18.6 for guidance on flue liners.
Chimneys can also be constructed of prefabricated block components, designed for quick
construction. Chimney components such as cappings, offsets and precast fireplace
components are available with this type of system. Some flue-blocks are specially
designed for gas-fired appliances only. Flue-blocks should be constructed and installed in
accordance with recommendations in:
a. BS EN 1858: 2003, for a precast concrete flue-block chimney
b. BS EN 1806: 2006, for a clay flue-block chimney.
3.18.4 Metal chimneys

Metal chimneys may be either single-walled or double-walled. Each of these types is
commonly factory-made by one manufacturer as sets of components for easy assembly on
site (although they can be supplied as 1 unit) and is thus a system chimney. A choice of
fittings such as bends, brackets, and terminals are available.
Some metal chimneys are specifically designed for use with gas-fired appliances and
should not be used for solid fuel appliances because of the higher temperatures and
greater corrosion risk.
Metal system chimneys, with the following designations, should be constructed in
accordance with the recommendations in BS EN 1856-1:
a. T400 N1 D V3 (or Vm - Lxxxxx) Gxx, for solid fuel appliances
b. T400 P2 D V3 (or Vm - Lxxxxx) Gxx where it serves an oil-firing appliance producing a
flue gas temperature of not more than 400ºC, e.g. burning Class D oil (gas oil)
c. T250 N2 D V2 (or Vm - Lxxxxx) Oxx where it serves an oil-firing appliance producing a
flue gas temperature of not more than 250ºC, e.g. burning Class C2 oil (kerosene)
d. T250 N2 D V1 (or Vm - Lxxxxx) Oxx where it serves a gas appliance.
The corrosion resistance may be specified, according to BS EN 1856-1, by:
a. a corrosion test method, which leads to a value of either V1, V2 or V3, or
b. by a material specification code Vm - Lxxxxx where the first 2 digits represent a
material type as quoted in BS EN 1856-1, Table 4 and the last 3 digits represent the
material thickness.
Acceptable material specifications may be taken from the national Annex to BS EN 1856-
1. For example, an acceptable material code for solid fuel, oil or gas, would be Vm -
L50040 representing a material type 50 with a thickness of 0.40 mm.
A metal chimney should not pass through a compartment wall, compartment floor,
separating wall or separating floor. However they may if the chimney, or a non-
combustible casing totally enclosing the chimney, is constructed in such a way that, in the
event of a fire, the fire resistance of the compartment wall, compartment floor, separating
wall or separating floor is maintained (see Section 2, Fire).
A metal chimney should only pass through a storage space, cupboard or roof space
provided any flammable material is shielded from the chimney by a removable, imperforate
casing. Also where the chimney passes through the roof space, such as an attic, it should
be surrounded be a rigid mesh that will prevent vermin from building a nest beside the
warm chimney. Mesh should prevent an 8 mm diameter sphere from passing.
There should be no joints within any wall, floor or ceiling that make accessing the chimney
for maintenance purposes difficult.
3.18.5 Flue-pipes
A flue-pipe should be of a material that will safely discharge the products of combustion
into the flue under all conditions that will be encountered. A flue-pipe serving a solid fuel
appliance should be non-combustible and of a material and construction capable of

withstanding the effects of a chimney fire without any structural change that would impair
the stability and performance of the flue-pipe.
Flue-pipes should be manufactured from the materials noted below:
a. cast iron pipe to BS 41: 1973 (1988)
b. mild steel at least 3 mm thick, to Section 1.1 of BS 1449: Part 1: 1991
c. vitreous enamelled steel to BS 6999: 1989
d. stainless steel designated Vm - L50100, in accordance with BS EN 1856-2: 2005 or
Vm - Lxxxxx for oil or gas applications
e. any other material approved and tested under the relevant conditions of a notified
body.
Flue-pipes should have the same diameter or equivalent cross sectional area as that of the
appliance flue outlet and should be to the size recommended by the appliance
manufacturer. It should be noted that oversized flue-pipes can cause condensation
problems in modern, highly efficient oil and gas fired boilers.
A flue-pipe connecting a solid fuel appliance to a chimney should not pass through:
a. a roof space
b. an internal wall, although it is acceptable to discharge a flue-pipe into a flue in a
chimney formed wholly or partly by a non-combustible wall
c. a ceiling or floor. However it is acceptable for a flue-pipe to pass through a ceiling or
floor where they are non-combustible and the flue-pipe discharges into a chimney
immediately above.
3.18.6 Flue liners

A flue liner is the wall of the chimney that is in contact with the products of combustion. It
can generally be of concrete, clay, metal or plastic depending on the designation of the
application.
All new chimneys will have flue liners installed and there are several types, as follows:
• rigid sections of clay or refractory liner
• rigid sections of concrete liner
• rigid metal pipes.
Flue liners suitable for solid fuel appliances, and therefore generally suitable for other
fuels, should have a performance at least equal to that corresponding to the designation
T400 N2 D 3 G as described in BS EN 1443: 2003 and manufactured from the following
materials:
a. clay flue liners with rebates or sockets for jointing and meeting the requirements for
Class A1 N2 or Class A1 N1 as described in BS EN 1457: 1999, or
b. concrete flue liners meeting the requirements for the classification Type A1, Type A2,
c. Type B1 or Type B2 as described in BS EN 1857: 2003, or
d. any other material approved and tested under the relevant conditions of a notified
body.

Stainless steel flexible flue liners meeting BS EN 1856-2: 2005 may be used for lining or
relining flues for oil and gas appliances, and for lining flues for solid fuel applications
provided that the designation is in accordance with the intended application. These should
be installed in accordance with their manufacturer’s instructions.
Single skin, stainless steel flexible flue liners may be used for lining flues for gas and oil
appliances. These should be installed in accordance with their manufacturer’s instructions.
Double skin, stainless steel flexible flue liners for multi-fuel use should be installed in
accordance with their manufacturer’s instructions.
Existing custom-built masonry chimneys may be lined or re-lined by one of the following
flue liners:
• flexible, continuous length, single-skin stainless steel for lining or re-lining chimney
flues for C2 oil and gas installations designated T250
• flexible, continuous length, double-skin stainless steel for lining or re-lining systems
designated T400 for multi-fuel installations
• insulating concrete pumped in around an inflatable former
• spray-on or brush-on coating by specialist.
Existing chimneys for solid fuel applications may also be relined using approved rigid
metal liners or single-walled chimney products, an approved cast-insitu technique or an
approved spray-on or brush-on coating. Approved products are listed in the HETAS Guide.
Masonry liners for use in existing chimneys should be installed in accordance with their
manufacturer’s instructions. Appropriate components should be selected to form the flue
without cutting and to keep joints to a minimum. Bends and offsets should only be
formed with factory-made components. Liners should be placed with the sockets or rebate
ends uppermost to contain moisture and other condensates in the flue. In the absence of
specific liner manufacturer’s instructions to the contrary, the space between the lining and
the surrounding masonry could be filled with a weak insulating concrete.
The corrosion resistance of a metal liner may be specified, according to BS EN 1856-1,
by either:
a. a corrosion test method, which leads to a value of either V1, V2 or V3, or
b. by a material specification code Vm - Lxxxxx where the first 2 digits represent a
material type as quoted in BS EN 1856-1, Table 4 and the last 3 digits represent the
material thickness.
Acceptable material specifications may be taken from the national Annex to BS EN 1856-
1. For example, an acceptable material code for solid fuel, oil or gas, would be Vm -
L50040 representing a material type 50 with a thickness of 0.40 mm.

3.19 Combustion appliances – relationship to

combustible materials
Mandatory Standard
Standard 3.19
Every building must be designed and constructed in such a way that any
component part of each fixed combustion appliance installation will not cause
damage to the building in which it is installed by radiated, convected or
conducted heat or from hot embers expelled from the appliance.
3.19.0 Introduction
Combustion appliances and their component parts, particularly solid fuel appliance
installations, generate or dissipate considerable temperatures. Certain precautions need to
be taken to ensure that any high temperatures are not sufficient to cause a risk to people
and the building. The characteristics of solid fuel and some older style oil-firing appliances
are more onerous than modern oil and gas-fired appliances.
6).
3.19.1 Relationship of masonry chimneys to combustible material

Combustible material should not be located where the heat dissipating through the walls of
fireplaces or flues could ignite it. All combustible materials therefore should be located at
least 200 mm from the surface surrounding a flue in a masonry chimney. However some
combustible materials will not be a risk and do not need a 200 mm separation distance nor
do the flue gasses generated from some appliances reach a sufficiently high temperature
to require it. The following materials may be located closer than 200 mm to the surface
surrounding a flue in a chimney:
• a damp proof course(s) firmly bedded in mortar
• small combustible fixings may be located not less than 150 mm from the surface of the
flue
• combustible structural material may be located not less than 40 mm from the outer
face of a masonry chimney
• flooring, strapping, sarking, or similar combustible material may be located on the outer
face of a masonry chimney.
• Any metal fastening in contact with combustible material, such as a joist hanger,
should be at least 50 mm from the surface surrounding a flue to avoid the possibility of
the combustible material catching fire due to conduction.

Figure 3.38 Plan view of masonry chimney
BS EN 1806: 2000 relates to clay flue-block chimneys but does not give a value for
distances to combustible materials. These types of chimneys therefore should be regarded
as custom built chimneys and the minimum values in this clause 3.19.1 or clause 3.19.2
should be used and declared.
3.19.2 Relationship of system chimneys to combustible material

System chimneys do not necessarily require to be located at such a distance from
combustible material. It is the responsibility of the chimney manufacturer to declare a
distance ‘XX’, as stipulated in BS EN 1856-1: 2003 and BS EN 1858: 2003 as being a safe
distance from the chimney to combustible material. At this distance, the temperature of
adjacent combustible materials during operation of the appliance at its rated output should
not exceed 85ºC when related to an ambient temperature of 20ºC.
Figure 3.39 Plan of casing round a factory-made chimney
BS EN 1806: 2000 relates to clay flue-block chimneys but does not give a value for
distances to combustible materials. These types of chimneys therefore should be regarded
as a custom built chimneys and the minimum values in this clause 3.19.1 or clause 3.19.2
should be used and declared.
3.19.3 Relationship of metal chimneys to combustible material

There should be a separation distance where a metal chimney passes through
combustible material. This is specified, as part of the designation string for a system
chimney when used for oil or gas, as (Gxx), where xx is the distance in mm. Where no
data is available, the separation distance for oil or gas applications with a flue gas
temperature limit of T250 or less should be 25 mm from the outer surface of a single-
walled chimney to combustible material. The 25 mm should be measured from the surface
of the inner wall of a double- walled chimney. There is no need for a separation distance if
the flue gases are not likely to exceed 100 ºC.
Figure 3.40 Section through single-walled Chimney (vertical)
There should also be a separation distance where the metal chimney runs in close
proximity to combustible material. The separation distance should be 25 mm from the
outer surface of a single-walled chimney to combustible material. The 25 mm should be
measured from the surface of the inner wall of a double-walled chimney. There is no need
for a separation distance if the flue gases are not likely to exceed 100 ºC.
Figure 3.41 Section through double-walled Chimney (horizontal)

3.19.4 Relationship of flue-pipes to combustible material

To prevent the possibility of radiated heat starting a fire, a flue-pipe should be separated
from combustible material by:
a. a distance according to the designation of the flue-pipe in accordance with BS EN
1856-2: 2005, or
b. a distance equivalent to at least 3 times the diameter of the flue-pipe. However this
distance may be reduced:
• to 1.5 times the diameter of the flue-pipe, if there is a non-combustible shield
provided in accordance with the following sketch, or
• to 0.75 times the diameter of the flue-pipe, if the flue-pipe is totally enclosed in
non- combustible material at least 12 mm thick with a thermal conductivity of not
more than 0.065 W/mK.
Figure 3.42 Relationship of flue-pipes to combustible material
3.19.5 Relationship of solid fuel appliance to combustible material

A solid fuel appliance should be provided with a solid, non-combustible hearth that will
prevent the heat of the appliance from igniting combustible materials. A hearth should be
provided to the following dimensions:
a. a constructional hearth at least 125 mm thick and with plan dimensions in accordance
with the following sketches, or
b. a free-standing, solid, non-combustible hearth at least 840 x 840 mm minimum plan
area and at least 12 mm thick, provided the appliance will not cause the temperature
of the top surface of the hearth on which it stands to be more than 100 ºC.

Figure 3.43 Hearth construction
Not only should a solid fuel appliance sit on a hearth, but the appliance itself should also
be located on the hearth such that protection will be offered from the risk of ignition of the
floor by direct radiation, conduction or falling embers. The solid fuel appliance should be
located on a hearth in accordance with the following diagram:
Figure 3.44 Appliance location
The 150 mm does not apply where the appliance is located in a fireplace recess, nor does
it apply where the back or sides of the hearth either abut or are carried into a solid, non-
combustible wall complying with clause 3.19.8.
A solid fuel appliance may sit on a superimposed hearth provided the hearth is positioned
partly or wholly on a constructional hearth. The superimposed hearth should be of solid,
non-combustible material, usually decorative, and be at least 50 mm thick in accordance
with the following diagram:

Figure 3.45 Superimposed hearths
1. SUPERIMPOSED HEARTH means a finish of solid, non-combustible material, usually
decorative, at least 50 mm thick and positioned on a constructional hearth.
2. There need not be a 150 mm separation where the appliance is located in a fireplace
recess, nor where the back or sides of the hearth either abut or are carried into a solid,
non-combustible wall complying with clause 3.19.8.
3. At least 225 mm for a closed appliance.
4. At least 300 mm for an open appliance and for a closed appliance that may properly
be used with its front open.
5. No part of the appliance should project over any edge of the constructional hearth.
6. At least 150 mm to combustible material measured horizontally.
3.19.6 Relationship of oil-firing appliance to combustible material

A hearth is not required beneath an oil-firing appliance if it incorporates a full sized, rigid
non-combustible base and does not raise the temperature of the floor beneath it to more
than 100 ºC under normal working conditions. The base may be provided separately from
the appliance. In other cases the appliance should stand on a hearth constructed and
installed in accordance with the guidance for a solid fuel appliance.
A floor-standing, oil-firing appliance should be positioned on the hearth in such away as to
minimise the risk of ignition of any part of the floor by direct radiation or conduction. An oil-
firing appliance should be located on a hearth in accordance with the following diagram:

Figure 3.46 Plan of appliance on a hearth (oil-firing)
An oil-firing appliance should be separated from any combustible material if the
temperature of the back, sides or top of the appliance is more than 100 ºC under normal
working conditions. Separation may be by:
a. a shield of non-combustible material at least 25 mm thick, or
b. an air space of at least 75 mm.
OFTEC Standard OFS A100 for boilers, OFS A101 for cookers and OFS A102 for room
heaters defines suitable tests for measuring the temperature of the back, sides and top of
an oil-firing appliance.
3.19.7 Relationship of gas-fired appliance to combustible material

A gas-fired appliance should be provided with a hearth in accordance with the following
recommendations:
a. Clause 12 of BS 5871: Part 1: 2005 for a gas fire, convector heater and fire/back boiler
b. Clause 12 of BS 5871: Part 2: 2005 for an inset live fuel-effect gas appliance
c. Clause 11 of BS 5871: Part 3: 2005 for a decorative fuel-effect gas appliance
d. for any other gas-fired appliance, by a solid, heat resistant, non-combustible, non-
friable material at least 12 mm thick and at least the plan dimension shown in the
diagram to this specification:

Figure 3.47 Plan of appliance on a hearth (gas-fired)
However a hearth need not be provided:
a. where every part of any flame or incandescent material in the appliance is at least
225 mm above the floor, or
b. where the appliance is designed not to stand on a hearth, such as a wall mounted
appliance or a gas cooker.
A gas-fired appliance should be separated from any combustible material if the
temperature of the back, sides or top of the appliance is more than 100 ºC under normal
working conditions. Separation may be by:
1. a shield of non-combustible material at least 25 mm thick, or
2. an air space of at least 75 mm.
Figure 3.48 Plan of appliance on a hearth (separation)
A gas-fired appliance with a CE marking and installed in accordance with the

manufacturer’s written instructions may not require this separation.

3.19.8 Relationship of hearths to combustible material

Walls that are not part of a fireplace recess or a prefabricated appliance chamber but are
adjacent to hearths or appliances should also protect the dwelling from catching fire. This
is particularly relevant to timber-framed buildings. Any part of a dwelling therefore that
abuts or is adjacent to a hearth, should be constructed in such a way as to minimise the
risk of ignition by direct radiation or conduction from a solid fuel appliance located upon the
hearth. This recommendation does not relate to floors, as an appliance should stand on a
suitable hearth described in clauses 3.19.5, 3.19.6 and 3.19.7.
The building elements adjacent to combustion appliances should be constructed in
accordance to the following recommendations:
• the hearth located in a fireplace recess in accordance with BS 8303: 2018, or
• any part of the dwelling, other than the floor, not more than 150 mm from the hearth,
constructed of solid, non-combustible material in accordance with the diagram and
table to this specification.
Figure 3.49 Relationship of hearths to combustible material
Table 3.9 Hearth and appliance adjacent to any part of a building

Location of hearth or appliance Thickness (T) of solid, Height (H) of solid non -
non-combustible combustible material
material
Where the hearth abuts a wall and 200 mm at least 300 mm above the
the appliance is not more than 50 appliance or 1.2 m above the
mm from the wall hearth whichever is the greater.
Where the hearth abuts a wall and 75 mm at least 300 mm above the
the appliance is more than 50 mm appliance or 1.2 m above the
but not more than 300 mm from the hearth whichever is the greater.
wall
Where the hearth does not abut a 75 mm at least 1.2 m above the hearth.
wall and is not more than 150 mm
from the wall

1. There is no requirement for protection of the wall where X is more than 150 mm.
All combustible material under a constructional hearth should be separated from the
hearth by an air space of at least 50 mm. However an air space is not necessary where:
a. the combustible material is separated from the top surface of the hearth by solid, non-
combustible material of at least 250 mm, or
b. the combustible material supports the front and side edges of the hearth.
Figure 3.50 Section through hearth
3.19.9 Fireplace recesses

A fireplace recess should be constructed of solid, non-combustible material in accordance
with the recommendations in BS 8303: 2018. The recess should incorporate a
constructional hearth.
An alternative is to use a prefabricated appliance chamber of solid concrete components.
These components should be:
a. supplied by the same manufacturer, with pre-made jointing arrangements, assembled
on site using a cement specified for the purpose by the manufacturer, and
b. of insulating concrete with a density of between 1200 and 1700kg/m3, and
c. installed on a constructional hearth, and
d. of components having a minimum thickness shown in the table below:
Table 3.10 Thickness of solid fuel appliance chamber components
Component Minimum thickness (mm)
Base 50
Sides 75
Back panel and top slab 100
Hood and bar lintels 100

3.20 Combustion appliances – removal of

products of combustion
Mandatory Standard
Standard 3.20
products of combustion are carried safely to the external air without harm to the
health of any person through leakage, spillage, or exhaust nor permit the re-
entry of dangerous gases from the combustion process of fuels into the
building.
3.20.0 Introduction
The guidance to this standard includes design and construction issues relating to
chimneys and flues. In 2010-11 Fire fighters attended 1565 chimney fires in Scotland. The
main cause of these fires was inadequate maintenance of the chimneys, including routine
cleaning of flues.
Combustion appliances fuelled by solid fuel, oil or gas all have the potential to cause
carbon monoxide (CO) poisoning if they are poorly installed or commissioned,
inadequately maintained or incorrectly used. Inadequate ventilation or a lack of the correct
maintenance of appliances, flues and chimneys are the main causes of CO poisoning.
Poisonous CO gas is produced when fuel does not burn properly. Incidents of poisoning
can also occur through deterioration of the structure of the flue or chimney. Every year in
Scotland there are fatalities from CO poisoning directly attributed to combustion
appliances installed in buildings. In addition to these deaths there are also a considerable
number of incidents where people are treated in hospital for the effects of CO poisoning. In
some cases CO poisoning can result in serious and permanent injury to persons affected.
Where CO gas may occur within a building early detection and warning can play a vital role
in the protection and safety of the occupants. This is particularly important in buildings with
sleeping accommodation.
Incorrect sizing of flues can also have serious repercussions. If a flue is too small, an
insufficient volume of air will pass through it and this may lead to spillage of combustion
gases. Too large a flue will slow down the flow of combustion gases and this may also
lead to spillage.
The use of fanned flues allows combustion appliances to be located away from external
walls. In such installations the flues can often be concealed within ceiling or wall voids
making it difficult to determine whether the flue is still in good condition when an appliance
is serviced or maintained.
Damaged or poorly maintained flues can allow CO gases to escape from the flue before
the intended termination point. Therefore flues passing through a building should be
minimised. Where it is not possible to avoid a flue passing through the building the route of
the flue should be carefully considered to minimise the risk to occupants.


3.20.1 Chimney and flue-pipe serving appliance burning any fuel

A chimney or flue-pipe serving any appliance should be suitable for use with the type of
appliance served. A chimney should be manufactured using products in accordance with
the following standards:
a. BS EN 1858: 2003, for concrete chimney blocks, or
b. BS EN 1806: 2000, for clay chimney blocks, or
c. BS EN 1857: 2003, for purpose made concrete flue linings, or
d. BS EN 1457: 1999, for purpose made clay flue linings, or
e. BS EN 1856-1: 2003, for a factory-made metal chimney, or
f. a lining accepted for the purpose after testing of the chimney under the relevant
conditions by a notified body.
3.20.2 Chimneys and flue-pipes serving solid fuel appliances

A flue in a chimney should be separated from every other flue and extend from the
appliance to the top of the chimney. Every flue should be surrounded by non-combustible
material that is capable of withstanding the effects of a chimney fire, without any structural
change that would impair the stability or performance of the chimney. However the
chimney may include a damp proof course (or courses) of combustible material.
3.20.3 Chimneys and flue-pipes serving oil-firing appliances

A chimney or flue-pipe serving an oil-firing appliance should be constructed to the
recommendations of BS 5410: Part 1: 1997 or OFTEC Technical Book 3 and OFTEC
Standard OFS E106 as appropriate.
Satisfactory specification of chimneys and flue-pipes depends upon the gas temperature to
be expected in normal service. Flue gas temperatures depend upon appliance types and
the age of their design. Older appliances are likely to produce flue gas temperatures
greater than 250 ºC while modern boilers that bear the CE mark indicating compliance with
the Boiler (Efficiency) Regulations 1993 will normally have flue gas temperatures less than
250 ºC. Information for individual appliances should be sought from manufacturer’s
installation instructions, from the manufacturers themselves or from OFTEC. Where this is
not available, flues should be constructed for an assumed flue gas temperature of more
than 250 ºC.
High flue gas temperatures - where the flue gas temperatures are more than 250 ºC,
under normal working conditions, custom-built chimneys, system chimneys and flue-pipes
should be designed and constructed for use with a solid fuel appliance.
Low flue gas temperatures - where the flue gas temperatures are not more than 250 ºC,
under normal working conditions, chimneys and flue-pipes may be of a lower specification
as follows:
a. in accordance with the guidance in clauses 3.18.3, 3.18.4, 3.18.5, relating to gas, and

b. where the oil-firing appliance burns Class D fuel, the inner surfaces of the chimney or
flue-pipe should not be manufactured from aluminium.
The flue gas temperatures are quoted in manufacturer’s product data and can be
measured in accordance with OFTEC Appliance Standard OFS A100 for boilers, OFS
A101 for cookers or OFS A102 for room heaters.
3.20.4 Chimneys and flue-pipes serving gas-fired appliances

A chimney or flue-pipe should be constructed and installed in accordance with the
following recommendations:
a. BS 5440-1: 2000
b. IGE/UP/7: Edition 2, ‘Gas Installation in timber framed and light steel framed
buildings’, where the chimney or flue-pipe is in a timber frame building
c. the appropriate recommendations of the combustion appliance manufacturer, where
the flue-pipe is supplied as an integral part of the combustion appliance.
3.20.5 Oil-firing appliances in bathrooms and bedrooms

There is an increased risk of carbon monoxide poisoning in bathrooms, shower rooms or
rooms intended for use as sleeping accommodation, such as bed-sitters. Because of this,
open-flued oil-firing appliances should not be installed in these rooms or any cupboard or
compartment connecting directly with these rooms. Where locating a combustion
appliance in such rooms cannot be avoided, the installation of a room-sealed appliance
would be appropriate.
3.20.6 Gas-fired appliances in bathrooms and bedrooms

Regulation 30 of the Gas Safety (Installations & Use) Regulations 1998 has specific
requirements for room-sealed appliances in these locations.
3.20.7 Protection of metal chimneys

Metal chimneys should be guarded if there could be a risk of damage or if they present a
risk to people that is not immediately apparent such as when they traverse intermediate
floors out of sight of the appliance.
Where the metal chimney passes through a room or accessible space such as a walk-in
cupboard it should be protected in accordance with the recommendations of:
• BS EN 12391-1: 2003, for solid fuel appliances
• BS 5410: Part 1: 1997, for oil-firing appliances
• BS 5440: Part 1: 2000, for gas appliances.
It is not necessary to provide protection where a system chimney runs within the same
space as the appliance served.

3.20.8 Size of flues – solid fuel appliances

The size of a flue serving a solid fuel appliance should be at least the size shown in the
table below and not less than the size of the appliance flue outlet or that recommended by
the appliance manufacturer.
Table 3.11 Thickness of solid fuel appliance chamber components
Appliance Minimum flue size [2]
Fireplace with an opening more a. 15% of the total face area of the fireplace
than 500 mm x 550 mm, or a opening(s) [3], or
fireplace exposed on 2 or more b. in accordance with the diagram to clause 3.20.7 [4]
sides
Fireplace with an opening not more 200 mm diameter or rectangular/square flues having
than 500 mm x 550 mm the same cross sectional area and a minimum
dimension not less than 175 mm
Closed appliance with rated output 175 mm diameter or rectangular/square flues having
more than 30 kW but not more than the same cross sectional area and a minimum
50 kW, burning any fuel dimension not less than 150 mm
not more than 30 kW burning any the same cross sectional area and a minimum
fuel dimension not less than 125 mm
not more than 20 kW that burns the same cross sectional area and a minimum
smokeless or low volatiles fuel dimension not less than 100 mm for straight flues or
125 mm for flues with bends or offsets
1. Closed appliance includes cookers, stoves, room heaters and boilers. Smokeless fuel
means solid mineral fuel that produces combustion products containing particulate
matter that does not exceed a specified low amount.
2. Any chimney pot or open-topped terminal must maintain the same cross-sectional
area as the flue. Any covered terminal should have side outlets with a total free area
twice that of the flue.
3. Specialist advice should be sought when proposing to construct flues with an area of
more than 120000 mm2 or 15% of the total face area of the fireplace opening.
4. Figure 3.49 should only be used for the range of sizes shown within the shaded area.
5. Fire size is related to the free opening area at the front of the fireplace opening.

Figure 3.51 Flue sizing for larger solid fuel open fires

Figure 3.52 Fireplace opening areas
3.20.9 Size of flues – oil-firing appliances

The cross sectional area of a flue serving an oil-firing appliance should be in accordance
with the recommendations in BS 5410: Part 1: 1997 and should be the same size as the
appliance flue spigot.
3.20.10 Size of flues – gas-fired appliances

The area of a flue serving a gas-fired appliance should have a size to ensure safe
operation. A flue should be provided in accordance with the following recommendations:
• Clause 9 of BS 5871: Part 3: 2005, for a decorative fuel-effect gas appliance
• BS 5871: Part 2: 2005, for an inset live fuel-effect gas appliance
• BS 5440: Part 1: 2000, for any other gas-fired appliance.
3.20.11 Design of flues

A combustion appliance should be connected to a chimney that discharges to the external
air. However there are some combustion appliances that are designed not to discharge
direct to the external air, such as flueless cookers. An opening window, extract fan or
passive stack ventilation system may be sufficient to ventilate a kitchen but where other
types of flueless appliances are installed, the manufacturer’s instructions should be
followed.
Every solid fuel appliance should be connected to a separate flue.
Every oil-firing appliance should be connected to a separate flue. However this is not
necessary where all the appliances have pressure jet burners and are connected into a
shared flue.
Every gas-fired appliance that requires a flue should connect into a separate flue.
However in certain instances, appliances can be connected to shared flues, if they are
installed in accordance with the recommendations in BS 5440: Part 1: 2000.

The flue of a natural draught appliance, such as a traditional solid fuel appliance, should
offer the least resistance to the passage of combustion gases. Resistance can be
minimised by restricting the number of bends and horizontal runs should only be
incorporated on back-entry appliances.
The horizontal length of the back-entry flue pipe at the point of discharge from the
appliance should be not more than 150 mm.
Figure 3.53 Flue-pipe connection to back-entry solid fuel appliance
Where bends are essential, they should be angled at not more than 45º to the vertical.
3.20.12 Openings in flues

The flue should have no intermediate openings. However it is acceptable to provide a
draught stabiliser or draft diverter on the chimney provided it is in the same room or space
as the appliance being served. An explosion door may also be provided.
3.20.13 Access to flues

Access should be provided for inspection and cleaning of the flue and the appliance and
therefore an opening that is fitted with a non-combustible, rigid, gas-tight cover would be
acceptable.
Adequate provision for inspecting flues that are positioned within a void, for example a
service duct or above a suspended ceiling, should be provided. Such provisions will allow
essential safety checks to be made by engineers when a combustion appliance is worked
on, both during initial commissioning and any subsequent servicing.
Access hatches should be 300 mm x 300 mm or larger where necessary to allow sufficient
access to the void to look along the length of the flue. The number and position of access
hatches should allow the entire length of the concealed flue to be inspected with at least
one hatch located within 1.5 m of any joint in the flue system.
Access hatches are intended for inspection purposes only, it is not intended that they allow
full physical access to the flue system.

3.20.14 Location of metal chimneys

To minimise the possibility of condensation in a metal chimney, it should not be fixed
externally to a building, but should be routed inside the building. However a metal chimney
may be fixed externally if it is insulated and constructed of a material that can be used
externally, such as stainless steel or, in the case of gas, aluminium, so long as they
conform to the specifications of the National Annex to BS EN 1856-1: 2003.
3.20.15 Terminal discharges at low level

Combustion gasses at the point of discharge can be at a high temperature. Therefore flues
discharging at low level where they may be within reach of people should be protected
with a terminal guard.
A flue terminal should be protected with a guard if a person could come into contact with it
or if it could be damaged. If the flue outlet is in a vulnerable position, such as where the
flue discharges within reach of the ground, or a balcony, veranda or window, it should be
designed to prevent the entry of matter that could obstruct the flow of gases.
3.20.16 Terminal discharge from condensing boilers

The condensate plume from a condensing boiler can cause damage to external surfaces
of a building if the terminal location is not carefully considered. The manufacturer’s
instructions should be followed.
3.20.17 Solid fuel appliance flue outlets

The outlet from a flue should be located externally at a safe distance from any opening,
obstruction or flammable or vulnerable materials. The outlets should be located in
accordance with the following diagram:
Figure 3.54 Solid fuel - flue outlets

Table 3.12 Minimum dimension to flue outlets

Location Minimum dimension to flue outlets
A 2300 mm horizontally clear of the weather skin.
B 1000 mm provided A is satisfied; or 600 mm where above the
ridge. However, where the roof is thatch or shingles, the
dimensions should be as figure 3.53 to clause 3.20.17.
C 1000 mm above the top of any flat roof; and 1000 mm above any
openable rooflight, dormer or ventilator, etc. within 2300 mm
measured horizontally.
D/E where D is not more than 2300 mm, E must be at least 600 mm.
1. Horizontal dimensions are to the surface surrounding the flue.
2. Vertical dimensions are to the top of the chimney terminal.
Flue terminals in close proximity to roof coverings that are easily ignitable, such as thatch
or shingles, should be located outside Zones A and B in the following diagram:
Figure 3.55 Combustible roof coverings
Table 3.13 Location of flue terminals relative to easily ignitable roof coverings
Location of flue terminals relative to easily ignitable
Location
roof coverings
At least 1800 mm vertically above the weather skin; and

Zone A
at least 600 mm above the ridge.
At least 1800 mm vertically above the weather skin; and

Zone B
at least 2300 mm horizontally from the weather skin.
3.20.18 Oil-firing appliance flue outlets

obstruction or combustible material. The outlets should be located in accordance with the
following diagram:

Figure 3.56 Oil-firing - flue outlets
Table 3.14 Flue terminal positions for oil-firing appliances

Location Minimum distance to
terminal (mm)
pressure jet vaporising
A. Directly below an opening, air brick, opening window etc 600 not allowed
B. Horizontally to an opening, air brick, opening window etc 600 not allowed
C. Below a gutter, eaves or balcony with protection 75 not allowed
D. Below a gutter, eaves or balcony without protection 600 not allowed
E. From vertical sanitary pipework 300 not allowed
F. From an internal or external corner 300 not allowed
G. Above ground or balcony level 300 not allowed
H. From a surface or boundary facing the terminal 600 [6] not allowed
J. From a terminal facing the terminal 1200 not allowed
K. Vertically from a terminal on the same wall 1500 not allowed
L. Horizontally from a terminal on the same wall 750 not allowed
M. Above the highest point of an intersection with the roof 600 [1] 1000 [7]
N. From a vertical structure to the side of the terminal 750 [1] 2300
O. Above a vertical structure not more than 750 mm from 600 [1] 1000 [7]
the side of the terminal
P. From a ridge terminal to a vertical structure on the roof 1500 not allowed
1. Appliances burning Class D oil should discharge the flue gases at least 2 m above
ground level.

2. Terminating positions M, N, and O for vertical balanced flues should be in accordance

with manufacturer’s instructions.
3. Vertical structure in N, O and P includes tank or lift rooms, parapets, dormers etc.
4. Terminating positions A to L should only be used for appliances that have been
approved for low level flue discharge when tested in accordance with BS EN 303-1:
1999, OFS A100 or OFS A101.
5. Terminating positions should be at least 1800 mm from an oil storage tank unless a
wall with a non-combustible construction type 7, short duration (see table to 2.B.1) and
more than 300 mm higher and wider each side than the tank is provided between the
tank and the terminating position.
6. Where a flue terminates not more than 600 mm below a projection and the projection
is plastic or has a combustible finish, then a heat shield of at least 750 mm wide
should be fitted.
7. The distance from an appliance terminal installed at right angles to a boundary may be
reduced to 300 mm in accordance with diagram 2 to clause 3.20.16.
8. Where a terminal is used with a vaporising burner, a horizontal distance of at least
2300 mm should be provided between the terminal and the roof line.
9. Notwithstanding the dimensions above, a terminal should be at least 300 mm from
combustible material.
Figure 3.57 Separation between a boundary and terminal at right angles
3.20.19 Gas-fired appliance flue outlets

obstruction or combustible material. The outlets should be located in accordance with the
following diagram:

Figure 3.58 Gas-fired - flue outlets
Table 3.15 Flue terminal positions for gas-fired appliances

Minimum distance to terminal in mm
Balanced flue, room-sealed Open flue
Location appliance
natural draught fanned natural fanned
draught draught draught
A. Directly below an opening, air brick, (0-7kW) 300
opening window, etc.
(>7-14kW) 600
300 n/all 300
(>14-32kW) 1500
(>32-70 kW) 2000
B. Above an opening, air brick, opening (0-32kW) 300
window, etc. 300 n/all 300
(>32-70kW) 600
C. Horizontally to an opening, air brick, (0-7kW) 300
opening window, etc.
(>7-14kW) 400 300 n/all 300
(>14-70kW) 600
D. Below a gutter, or sanitary pipework 300[2] 75[1] n/all 75[1]
E. Below the eaves 300[2] 200 n/all 200
F. Below a balcony or carport roof 600 200 n/all 200
G. Above ground, roof or balcony level 300 300 n/all 300
H. From vertical drain/soil pipework 300 150[3] n/all 150

Minimum distance to terminal in mm

Balanced flue, room-sealed Open flue
Location appliance
natural draught fanned natural fanned
draught draught draught
J. From an internal or external corner 600 300 n/all 200
K. From a surface or boundary facing
600 600[5] n/app 600
the terminal [4]
L. Vertically from terminal on same wall 1500 1500 n/app 1500
M. Horizontally from terminal on same
300 300 n/app 300
wall
N. From a terminal facing the terminal 600 1200[6] n/app 1200
O. From an opening in a carport (e.g.
1200 1200 n/app 1200
door, window) into the building
R. From a vertical structure on the roof
n/app n/app [note 8] n/app
[7]
S. Above an intersection with the roof n/app [note 9] [note 10] 150
1. Notwithstanding the dimensions in the table, a terminal serving a natural draught and
fanned draught appliance of more than 3 kW heat input, should be at least 300 mm
and 150 mm respectively from combustible material.
2. Where a natural draught flue terminates not more than 1 m below a plastic projection
or not more than 500 mm below a projection with a painted surface, then a heat shield
at least 1 m long should be fitted.
3. This dimension may be reduced to 75 mm for appliances of up to 5 kW heat input.
4. The products of combustion should be directed away from discharging across a
boundary.
5. The distance from a fanned draught appliance terminal installed at right angles to a
boundary may be reduced to 300 mm in accordance with diagram 2 to clause 3.20.17.
6. The distance of a fanned flue terminal located directly opposite an opening in a
building should be at least 2 m.
7. Vertical structure includes a chimney-stack, dormer window, tank room, lift motor room
or parapet.
8. 1500 mm if measured to a roof terminal, otherwise as Table 2 in BS 5440-1: 2000.
9. To manufacturer’s instructions.
10. As Table 2 in BS 5440-1: 2000.
11. n/all = not allowed. n/app = not applicable.

Figure 3.59 Separation between a boundary and terminal at right angles
3.20.20 Carbon monoxide detection

Carbon monoxide (CO) is a colourless, odourless, and tasteless gas. Low levels of CO gas
can be present in the atmosphere, however, it is highly toxic and dangerous to humans
and animals in higher quantities. The gas is produced in high levels from appliances where
incomplete combustion of a carbon based fuel occurs. Incomplete combustion could occur
in appliance installations that are defective, lack proper maintenance or have inadequate
provision for combustion air.
In order to alert occupants to the presence of levels of carbon monoxide which may be
harmful to people, a detection system should be installed in all dwellings where:
• a new or replacement fixed combustion appliance (excluding an appliance used solely
for cooking) is installed in the dwelling, or
• a new or replacement fixed combustion appliance is installed in an inter-connected
space, for example, an integral garage.
Carbon monoxide detectors should comply with BS EN 50291-1:2010 and be powered by
a battery designed to operate for the working life of the detector. The detector should
incorporate a warning device to alert the users when its working life is due to expire. Hard
wired mains operated carbon monoxide detectors complying with BS EN 50291-1:2010
(Type A) with fixed wiring (not plug in types) may be used as an alternative, provided they
are fitted with a sensor failure warning device.
Where carbon monoxide detectors are within the scope of either or both:
• European Directive 2006/95/EC – Low Voltage Directive, and/or
• European Directive 1999/5/EC – Radio and Telecommunication Terminal Equipment
Directive
they should be constructed to fully comply with all applicable safety aspects of the
Directive(s).

The guidance in this clause takes account of the audibility levels in adjoining rooms and
the effect of carbon monoxide moving throughout the building. Carbon monoxide detectors
should include an integral sounder.
A carbon monoxide detection system to alert occupants to the presence of carbon
monoxide should consist of at least:
• 1 carbon monoxide detector in every space containing a fixed combustion appliance
(excluding an appliance used solely for cooking), and
• 1 carbon monoxide detector to provide early warning to high risk accommodation, that
is, a bedroom or principal habitable room, where a flue passes through these rooms.
Unless otherwise indicated by the manufacturer, carbon monoxide detectors should be
either:
• ceiling mounted and positioned at least 300 mm from any wall, or
• wall mounted and positioned at least 150 mm below the ceiling and higher than any
door or window in the room.
Carbon monoxide detectors in the space containing the combustion appliance should be
sited between 1 m and 3 m from the appliance.
Note: where the combustion appliance is located in a small space it may not be possible to
locate the detector within that space. In such circumstances the detector may be located at
the appropriate distance outwith the space.
A carbon monoxide detector should not be sited:
• in an enclosed space (for example in a cupboard or behind a curtain)
• where it can be obstructed (for example by furniture)
• directly above a sink
• next to a door or window
• next to an extract fan
• next to an air vent or similar ventilation opening
• in an area where the temperature may drop below -10°C or exceed 40°C, unless it is
designed to do so
• where dirt and dust may block the sensor
• in a damp or humid location, or
• in the immediate vicinity of a cooking appliance.
Additional guidance on the siting of carbon monoxide detectors, including enhanced
coverage, can be found in BS EN 50292:2002.
The provision of a carbon monoxide detection system should not be regarded as a
substitute for the correct installation and regular servicing of a combustion appliance.

3.21 Combustion appliances – air for combustion

Mandatory Standard
Standard 3.21
combustion appliance installation receives air for combustion and operation of
the chimney so that the health of persons within the building is not threatened
by the build-up of dangerous gases as a result of incomplete combustion.
3.21.0 Introduction
All combustion appliances need ventilation to supply them with oxygen for combustion.
This air, which must be replaced from outside the dwelling, generally comes from the room
in which the combustion appliance is located although many appliances are now located in
specially constructed cupboards or appliance compartments. Ventilation of these
cupboards or appliance compartments is essential to ensure proper combustion.
Ventilation is also needed to ensure the proper operation of flues, or in the case of flueless
appliances, to ensure the products of combustion are safely dispersed to the outside air.
Failure to provide adequate replacement air to a room can result in the accumulation of
poisonous carbon monoxide fumes.
3.21.1 Supply of air for combustion generally

A room containing an open-flued appliance may need permanently open air vents. An
open-flued appliance needs to receive a certain amount of air from outside dependant
upon its type and rating. Infiltration through the building fabric may be sufficient but above
certain appliance ratings permanent openings are necessary.
Ventilators for combustion should be located so that occupants are not provoked into
sealing them against draughts and noise. Discomfort from draughts can be avoided by
placing vents close to appliances e.g. floor vents, by drawing air from intermediate spaces
such as hallways or by ensuring good mixing of incoming air. Air vents should not be
located within a fireplace recess except on the basis of specialist advice. Noise attenuated
ventilators may be needed in certain circumstances.
Appliance compartments that enclose open-flued appliances should be provided with
vents large enough to admit all the air required by the appliance for combustion and proper
flue operation, whether the compartment draws air from the room or directly from outside.
The installation of a mechanical extract system should be checked against the
recommendations in clause 3.17.8.

3.21.2 Supply of air for combustion to solid fuel appliances

A solid fuel appliance installed in a room or space should have a supply of air for
combustion by way of permanent ventilation either direct to the open air or to an adjoining
space (including a sub-floor space) that is itself permanent ventilated direct to the open air.
An air supply should be provided in accordance with the following table:
Table 3.16 Supply of air for combustion
Type of appliance Minimum ventilation opening size [2]
Open appliance without a a permanent air entry opening or openings with a total free area
throat [1] of 50% of the cross- sectional area of the flue.
Open appliance with a a permanent air entry opening or openings with a total free area
throat [1] of 50% of the throat opening area.
Any other solid fuel a permanent air entry opening or openings with a total free area
appliance of 550 mm2 for each kW of combustion appliance rated output
more than 5 kW. (A combustion appliance with an output rating
of not more than 5 kW has no minimum requirement, unless
stated by the appliance manufacturer).
1. THROAT means the contracted part of the flue lying between the fireplace opening
and the main flue.
2. Where a draught stabiliser is fitted to a solid fuel appliance, or to a chimney or flue-
pipe in the same room as a solid fuel appliance, additional ventilation opening should
be provided with a free area of at least 300 mm2/kW of solid fuel appliance rated
output.
3. Nominal fire size is related to the free opening width at the front of the fireplace
opening.
3.21.3 Supply of air for combustion to oil-firing appliances

An oil-firing appliance installed in a room or space should have a supply of air for
combustion by way of permanent ventilation either direct to the open air or to an adjoining
space which is itself permanently ventilated direct to the open air. This also includes a sub-
floor space. However this may not be necessary if it is a room-sealed appliance. An air
supply should be provided in accordance with the recommendations in BS 5410: Part 1:
1997 or OFTEC Technical Book 3.
3.21.4 Supply of air for combustion to gas-fired appliances

A gas-fired appliance installed in a room or space should have a supply of air for
combustion. An air supply should be provided in accordance with the following
recommendations:
a. BS 5871-3: 2005, for a decorative fuel-effect gas appliance
b. BS 5871-2: 2005, for an inset live fuel-effect gas appliance
c. BS 5440-2: 2000, for any other gas-fired appliance.

3.21.5 Flue-less gas heating appliances

Flue-less gas heating appliances obtain the necessary air for combustion and disperse the
products of combustion from and to the room or space within which they are located. As
condensation could occur when flue-less appliances are used as the only means of
heating a room or space then not withstanding BS 5440-2:2000, the appliance standard
BS 5871-4: 2007 provides additional installation and ventilation guidance for independent
flue-less gas fires, convector heaters and heating stoves with a heat input of not more than
6 kW in a domestic building or a commercial building.

3.22 Combustion appliances – air for cooling

Mandatory Standard
Standard 3.22
combustion appliance installation receives air for cooling so that the fixed
combustion appliance installation will operate safely without threatening the
health and safety of persons within the building.
3.22.0 Introduction
In some cases, combustion appliances may need air for cooling in addition to air for
combustion. This air will keep control systems in the appliance at a safe temperature and/
or ensure that casings remain safe to touch.
3.22.0 Appliance compartments

Where appliances require cooling air, appliance compartments should be large enough to
enable air to circulate and high and low level vents should be provided.
3.22.1 Supply of air for cooling to oil-firing appliances

An oil-firing appliance installed in an appliance compartment should have a supply of air
for cooling by way of permanent ventilation, in addition to air for combustion, either direct
to the open air or to an adjoining space. This also includes a sub-floor space. Air for
cooling should be provided in accordance with the recommendations in BS 5410: Part 1:
1997 and in OFTEC Technical Book 3 for an oil-firing appliance located in an appliance
compartment.
3.22.2 Supply of air for cooling to gas-fired appliances

A gas-fired appliance installed in an appliance compartment should have supply of air for
cooling. Air for cooling should be provided in accordance with the recommendations in BS
5440: Part 2: 2000 for a gas-fired appliance located in an appliance compartment.

3.23 Fuel storage – protection from fire

Mandatory Standard
Standard 3.23
Every building must be designed and constructed in such a way that
a) an oil storage installation, incorporating oil storage tanks used solely to
serve a fixed combustion appliance installation providing space heating
or cooking facilities in a building, will inhibit fire from spreading to the
tank and its contents from within, or beyond, the boundary
b) a container for the storage of woody biomass fuel will inhibit fire from
spreading to its contents from within or beyond the boundary.
Limitation:
This standard does not apply to portable containers.
3.23.0 Introduction
The guidance on oil relates only to its use solely where it serves a combustion appliance
providing space heating or cooking facilities in a building. There is other legislation
covering the storage of oils for other purposes. Heating oils comprise Class C2 oil
(kerosene) or Class D oil (gas oil) as specified in BS 2869: 2006.
It is considered unlikely that a fire will originate from the stored oil. It is the purpose of this
guidance therefore, to ensure that a fire that may originate from a building, or other
external source, is not transferred to the tank contents, or if a fire does occur, its effects
are limited.
The acceptance of climate change and the environmental policies put in place to mitigate
its impact are pushing the commercial introduction of renewable energy technologies to
displace the use of fossil fuels and the related combustion emissions of greenhouse
gases. Woody biomass can be used as an alternative to fossil fuels and in some EU
countries biomass fuel is the principal source of renewable energy for heating applications.
The carbon dioxide emitted when biomass is burnt can be considered to be offset by the
carbon dioxide absorbed as trees grow. Whilst this does not compensate for the energy
used in processing the wood for fuel, the carbon dioxide emissions are considerably less
than those of fossil fuels.
The use of woody biomass, in the form of wood chips, wood pellets and logs may offer a
viable alternative to fossil fuels, particularly in areas not served by the gas grid, although
the supply and distribution of chips and pellets is, as yet, still developing with increasingly
more suppliers available.
Information of the different types of woody biomass fuel can be found on the BSD website
under: ‘Storage of woody biomass fuel for heating equipment’.

3.23.1 Separation of oil tanks from buildings and boundaries

Every fixed oil tank with a capacity of more than 90 litres should be located at a distance
from a building to reduce the risk of the fuel that is being stored from being ignited if there
is a fire in the building. Some fire protection to, or for, the building is required if the oil tank
is located close to the building. Further guidance may be obtained from OFTEC Technical
Information Sheet TI/136, Fire protection of oil storage tanks.
Precautions should also be taken when an oil storage tank is located close to a boundary.
The installation of a tank should not inhibit full development of a neighbouring plot.
Large tanks - an oil tank with a capacity of more than 3500 litres should be located in
accordance with the recommendations in BS 5410: Part 2: 1978.
Small tanks - an oil tank with a capacity of not more than 3500 litres should be located in
accordance with the following table:
Table 3.17 Location of oil storage tank not more than 3500 litres capacity
Protection recommended
Location of tank
Building without openings Building with openings
Not more than 1.8 m from non-combustible base; and any non-combustible base;
any part of any building part of the eaves not more than and any part of the eaves
1.8 m from the tank and not more than 1.8 m from
extending 300 mm beyond each the tank and extending
side of the tank must be non- 300 mm beyond each
combustible and either: side of the tank must be
a. any part of a building not more non-combustible and a
than 1.8m from the tank should barrier between the tank
be of non- combustible and any part of a building
construction type 7, short not more than 1.8 m from
duration [2], or the tank.
b. a barrier.
More than 1.8 m from any non-combustible base
building
Not more than 760 mm from non-combustible base, and
a boundary a barrier or a wall with a non- combustible construction type
7, short duration [2]
More than 760 mm from a non-combustible base
boundary
Externally, wholly below no protection required
ground
1. BARRIER means an imperforate, non-combustible wall or screen at least 300 mm
higher and extending 300 mm beyond either end of the tank, constructed so as to
prevent the passage of direct radiated heat to the tank.
2. See Section 2, Fire, annex 2.B.1.

3.23.2 Additional fire protection

The fuel feed system from the storage tank to the combustion appliance is also a potential
hazard in the event of fire. The fire valve on the fuel feed, should be fitted in accordance
with clause 8.3 of BS 5410: Part 1: 1997 and OFTEC Technical Book 3.
Oil pipelines located inside a building should be run in copper or steel pipe. The
recommendations of clause 8.2 of BS 5410: Part 1: 1997 should be followed.
Fire can also spread to an oil storage tank along the ground. Provision should therefore be
made to prevent the tank becoming overgrown such as a solid, non-combustible base in
full contact with the ground. A base of concrete at least 100 mm thick or of paving slabs at
least 42 mm thick that extends at least 300 mm beyond all sides of the tank would be
appropriate. However, where the tank is within 1 m of the boundary and not more than
300 mm from a barrier or a wall of non-combustible construction type 7, short duration (see
table to Section 2: Fire, annex 2.B.1), the base need only extend as far as the barrier or
wall.
3.23.3 Storage within a building

Where a storage tank is located inside a building, additional safety provisions should be
made including the following:
a. the place where the tank is installed should be treated as a place of special fire risk,
and
b. the space should be ventilated to the external air, and
c. the space should have an outward opening door that can be easily opened without a
key from the side approached by people making their escape, and
d. there should be sufficient space for access to the tank and its mountings and fittings,
and
e. a catchpit as described in the guidance to Standard 3.24.
Guidance on protection from spillage is provided to Standard 3.24.
Further guidance may be obtained from OFTEC Technical Book 3 for garage installations.
3.23.4 Bulk storage of woody biomass fuel

By its very nature woody biomass fuel is highly combustible and precautions need to be
taken to reduce the possibility of the stored fuel igniting. To ensure maximum energy from
the fuel, all storage should be designed to be damp free and improve or maintain the
moisture content of the fuel at time of delivery. To inhibit the spread of fire to their
contents, bulk storage for wood fuels should be located in accordance with the following
table:

Table 3.18 Bulk storage of woody biomass fuel
Location of container Protection recommended

External and not more than a. any part of the building eaves not more than 1.8 m from
1.8 m from any part of any the container or storage space and extending 300 mm
building beyond each side of the container or storage space
should be non-combustible, and
b. a barrier [1]
External not more than 1 m the container or storage frame should be constructed to
from any boundary have short fire resistance duration to its boundary walls
Within a building a. separated from the building with internal wall
constructions providing short fire resistance duration,
type 4 [2], and
b. any door to be outward opening providing short fire
resistance duration type 6 [2], and
c. separated from the building with floor constructions
providing short fire resistance duration, type 2 [2], and
d. external walls constructed that provide short fire
resistance duration type 7 or type 8 [2] as appropriate.
1. BARRIER means an imperforate, non-combustible wall or screen at least 300 mm
higher than and extending 300 mm beyond either end of the container constructed so
as to prevent the passage of direct radiated heat.
2. See Section 2, Fire, annex 2.B.1.
Protection for pellets - wood pellets can be damaged during delivery thus producing dust
that can cause an explosion and precautions need to be taken to reduce this risk. Once a
year any dust that has collected in the store should be removed.
Storage containers for wood pellets, where they are to be pumped from a transporter to
the container, should include a protective rubber mat over the wall to reduce the damage
to the pellets when they hit the wall. Containers should have an outward opening door
incorporating containment to prevent the pellets escaping when the door is opened.
Automated supply - to maintain fire proof storage and prevent back-burning, there should
be an interruption to the fuel transport system normally by use of a star-feeder or chute for
the fuel to fall into the boiler. The installation should be in accordance with the safety
standards described in BS EN 303-5: 1999.
Small installations - delivery of woody biomass fuel in bags would only be economical for
small installations such as the suggestion in the guidance to Standard 6.2 for the use of a
small woody biomass stove or boiler as secondary heating providing 10% of the annual
heating demand. The woody biomass fuel should be stored separately from the boiler that
the fuel feeds for fire safety reasons.

3.24 Fuel storage – containment

Mandatory Standard
Standard 3.24
a) an oil storage installation, incorporating oil storage tanks used solely to
serve a fixed combustion appliance installation providing space heating
or cooking facilities in a building will: reduce the risk of oil escaping
from the installation; contain any oil spillage likely to contaminate any
water supply, ground water, watercourse, drain or sewer; and permit
any spill to be disposed of safely
b) the volume of woody biomass fuel storage allows the number of
journeys by delivery vehicles to be minimised.
Limitation:
This standard does not apply to portable containers.
3.24.0 Introduction
Oil is a common and highly visible form of water pollution. Because of the way it spreads,
even a small quantity can cause a lot of harm to the aquatic environment. Oil can pollute
rivers, lochs, groundwater and coastal waters killing wildlife and removing vital oxygen
from the water.
Oil is a ‘List I’ substance within the meaning of the EC Groundwater Directive (80/68/EEC).
The UK government is required by this directive to prevent List I substances from entering
groundwater and to prevent groundwater pollution by List II substances.
The storage of oil is a controlled activity under the Water Environment (Controlled
Activities)(Scotland) Regulations 2005 and will be deemed to be authorised if it complies
with The Water Environment (Oil Storage)(Scotland) Regulations 2006. Enforcement is by
SEPA.
Explanation of terms - The following terms are included below to provide clarity to their
meaning in this Technical Handbook.
Catchpit - means a pit, without a drain, which is capable of containing 110% of the
containers storage capacity with base and walls that are impermeable to water and oil.
Integrally bunded tank - means a tank together with a catchpit manufactured as a self-
contained unit.
Woody biomass fuel is unlikely to be locally sourced, except for chopped firewood, and
for large installations is likely to be delivered in bulk. If the storage container is too small,
the number of journeys by delivery vehicles will make unnecessary use of diesel fuel.

Wood chips tend to be used in large boilers supplying heat to district heating systems
rather than to individual houses. Information on woody biomass fuel can be found on the
BSD website under: ‘Storage of woody biomass fuel for heating equipment’.
3.24.1 Construction of oil storage tanks

Fixed oil storage tanks between 90 and 2500 litres and the fuel feed system connecting
them to a combustion appliance should be strong enough to resist physical damage and
corrosion so that the risk of oil spillage is minimised. Tanks should be constructed in
accordance with:
a. the recommendations of BS 799: Part 5: 1987, for a steel tank, or
b. the recommendations of OFTEC Technical Standard OFS T200, for a steel tank, with
or without integral bunding, or
c. the recommendations of OFTEC Technical Standard OFS T100, for a polyethylene
tank with or without integral bunding, or
d. a European harmonised product standard and assessed by a notified body.
3.24.2 Installation of oil storage tanks

Tanks of more than 2500 litres, and their associated pipework must be installed in
accordance with the requirements of Regulation 6 of The Water Environment (Oil Storage)
(Scotland) Regulations 2006. Oil storage containers up to 2500 litres serving domestic
buildings will be deemed to be authorised if they comply with the building regulations.
Tanks with a capacity of more than 90 litres but not more than 2500 litres and the fuel feed
system connecting them to a combustion appliance should be installed in accordance with
the recommendations of BS 5410: Part 1: 1997.
Reference should be made to the Scottish Executive Code of Practice, Underground
Storage Tanks for Liquid Hydrocarbons (2003/27). This CoP provide guidance on
underground and partially buried oil storage tanks. The CoP is currently being updated to
be consistent with The Water Environment (Controlled Activities)(Scotland) Regulations
2005 and will be issued by SEPA. SEPA also provide guidance in PPG 27, (Installation,
Decommissioning and Removal of Underground Storage Tanks).
Care should be taken to prevent leakage from pipework. Pipework should be run so as to
provide the most direct route possible from the tank to the burner. Joints should be kept to
a minimum and the use of plastic coated malleable copper pipe is recommended.
Pipework should be installed in accordance with the recommendations in BS 5410: Parts
1: 1997 and Part 2:1978 and OFTEC Technical Book 3.
3.24.3 Secondary containment

Externally located, above ground, oil tanks with a capacity of not more than 2500 litres
serving a domestic building should be provided with a catchpit or be integrally bunded if
subject to any of the hazards described below:
a. tank located within 10 m of the water environment (i.e. rivers, lochs, coastal waters)

b. tank located where spillage could run into an open drain or to a loose fitting manhole
cover
c. tank within 50 m of a borehole or spring
d. tank over ground where conditions are such that oil spillage could run-off into a
watercourse
e. tank located in a position where the vent pipe outlet is not visible from the fill point
f. any other potential hazard individual to the site.
OFTEC Technical Book 3 provides a simple and helpful cross check to the above list.
A catchpit or integrally bunded tank should be provided in accordance with the
recommendations of OFTEC Standard OFS T100 and OFS T200; and Clause 6.5 of BS
5410: Part 1: 1997.
Secondary containment should also be provided where a tank is within a building or wholly
below ground.
3.24.4 Storage containers for solid biomass fuel

In order to best exploit the advantages achieved through the use of woody biomass as low
carbon technology it is recommended that wood fuel storage provision is of a size that will
ensure bulk deliveries need not be made at intervals of less that 3 months for bulk storage
and 6 months for small installations.
Deliveries of wood pellets may be less frequent than deliveries of wood chips because
pellets can have 3 times the calorific value of dry wood chips. Alternatively, the storage
volume can be smaller for the same energy capacity.
The following table provides recommended size of storage for a variety of different
dwelling types that will permit a large enough volume to be delivered whilst minimising
vehicle movements. Advice on the sizing of storage for woody biomass fuel for larger
buildings is provided in the non-domestic Technical Handbook.
Table 3.19 Bulk woody biomass fuel storage: 100% heating (primary) and DHW
Dwelling size Wood pellets Wood chips Logs - stacked
< 80 m2 1.5 m3 3.5 m3 3 m3
80 -160 m2 2 m3 5 m3 4 m3
> 160 m2 3 m3 6 m3 5 m3
1. The figures in the table relate to deliveries made every 3 months.
The guidance to Standard 6.2 suggests that to achieve the carbon emissions target,
designers and developers may use on-site renewable energy technologies to supply up to
10% of the annual heating demand, rather than adopting slightly more demanding
insulation standards for walls. A small woody biomass stove or boiler could provide this
level of heating.
The following table provides recommended size of storage for secondary heating for a
variety of dwelling types:

Table 3.20 Woody biomass fuel storage: secondary heating
Dwelling size Wood pellets Wood chips Logs - stacked

< 80 m2 0.3 m3 (9 bags) 1 m3 0.5 m3
80 – 160 m2 0.5 m3 (13 bags) 1.5 m3 1 m3
> 160 m2 0.7 m3 (16 bags) 2 m3 1 m3
1. The figures in the table relate to deliveries made every 6 months.

3.25 Solid waste storage

Mandatory Standard
Standard 3.25
accommodation for solid waste storage is provided which:
a) permits access for storage and for the removal of its contents
b) does not threaten the health of people in and around the building, and
c) does not contaminate any water supply, ground water or surface water.
Limitation:
3.25.0 Introduction
Scotland produces large quantities of waste – almost 17 million tonnes in 2010. This
comes from a range of sources with household waste accounting for 2.8 million tonnes.
The revised EU Waste Framework Directive establishes the legislative framework for
handling of waste in the European Union. The Directive lays down that Member States
must have a National Waste Management Plan, or Plans.
In June 2010 the Scottish Government launched its Zero Waste Plan which set out actions
to deliver important changes to how Scotland treats and manages waste. The plan
includes a 70% recycling rate for household and all other waste streams by 2025. The
Waste (Scotland) Regulations 2012 provide statutory measures to support delivery of the
zero waste agenda by requiring, amongst other aspects, separate collection and treatment
of waste.
The Environmental Protection Act, 1990 gives powers to the waste collection authority to
stipulate the type and number of containers to be used. The Act also empowers the waste
collection authority to designate a collection point for removal of the waste and this is
normally at the curtilage of the dwelling. Under the Zero Waste Plan local authorities are
required to provide householders with separate collection services for dry recyclables
(glass, metals, plastics, paper and card) by the end of 2013 and for food waste by the end
of 2015.
Currently local authorities meet their obligations in different ways and designers need to be
aware of these local initiatives and make suitable provision in their designs.
Flats and maisonettes generally have communal storage with the associated risks to
health and the environment.

3.25.1 Solid waste storage point

Every flat and maisonette should be provided with a solid, washable hard-standing large
enough to accommodate a waste container (or containers) such as a wheeled bin or some
other container as specified by the waste collection authority. The hard-standing and
access to the contents of the container should be readily accessible to allow removal.
3.25.2 Enclosed storage

Where enclosures, compounds or storage rooms are provided they should allow space for
filling and emptying and provide a clear space of at least 150 mm between and around the
containers. Communal enclosures with a roof that are also accessible to people should be
at least 2 m high while individual enclosures of wheeled bins only need to be high enough
to allow the lid to open.
3.25.3 Solid waste collection point

The hard-standing may be a collection point designated by the waste collection authority
where the container can be removed or emptied. If the hard-standing is not the collection
point then there should be an accessible route along which the container can be
transported to the collection point. Over a short distance in an urban area it would be
reasonable to use the access to the flat or maisonette. Over longer distances in the
country, the container could be dropped off at the collection point using a vehicle as is
normal for farms.
3.25.4 Provision for washing down

Where communal solid waste storage is located within a building, such as where a refuse
chute is utilised, the storage area should have provision for washing down and draining the
floor into a wastewater drainage system. Gullies should incorporate a trap that maintains a
seal even during periods of disuse. Walls and floors should be of an impervious surface
that can be washed down easily and hygienically. The enclosures should be permanent
ventilated at the top and bottom of the wall.
3.25.5 Security against vermin

Any enclosure for the storage of waste should be so designed as to prevent access by
vermin unless the waste is to be stored in secure containers with close fitting lids, such as
wheeled bins. The enclosure should not permit a sphere of 15 mm diameter to pass
through at any point.

3.26 Dungsteads and farm effluent tanks

Mandatory Standard
Standard 3.26
not be a threat to the health and safety of people from a dungstead and farm
effluent tank.
3.26.0 Introduction
Silage effluent is the most prevalent cause of point source water pollution from farms in
Scotland. A high proportion of serious pollution incidents occur each year through failure to
contain or dispose of effluent satisfactorily.
Collection, storage and disposal of farm effluent and livestock wastes are all stages when
pollution can occur. These materials are generally classified by type of stock and physical
form. This may be solid, semi-solid or liquid. Solids are stored in dungsteads that must be
properly drained and the effluent collected in a tank while liquids are stored in tanks above
or below ground. The container must be impermeable.
The guidance to this standard should not be read in isolation. Appropriate sections of other
legislation, such as the Control of Pollution (Silage, Slurry and Agricultural Fuel Oil)
(Scotland) Regulations 2003 and The Water Environment (Controlled Activities) (Scotland)
Regulations 2011, as amended would also normally require to be met. The Scottish
Environmental Protection Agency is the body responsible for enforcing these
environmental regulations and further information may be obtained from their website
www.sepa.org.uk.
The Code of Good Practice for the Prevention of Environmental Pollution from Agricultural
Activity is a practical guide for farmers, growers, contractors and others involved in
agricultural activities, on whom there is a statutory obligation to avoid causing pollution to
the environment. The Code provides helpful guidance on the planning, design,
construction, management and land application of slurries and silage effluent that can give
rise to pollution of water, air or soil environments.
Explanation of terms - The following terms are included to provide clarity to their
meaning in this Technical Handbook.
Dungstead means a permanent storage facility for all farmyard manures including solid
and semi-solid animal excreta. The construction should allow for any liquid to be contained
within the store or be allowed to seep out for collection in a leak-proof storage tank.
Farm Effluent Tank means a leak-proof storage facility for liquid animal excreta (slurry),
dirty water (water contaminated with slurry) and silage effluent that is of a consistency that
allows it to be pumped or discharged by gravity at any stage of the handling process.

3.26.1 Construction of dungsteads and farm effluent tanks

Every dungstead or farm effluent tank, including a slurry or silage effluent tank should be
constructed in such a manner so as to prevent the escape of effluent through the structure
that could cause ground contamination or environmental pollution.
The construction should also prevent seepage and overflow that might endanger any
water supply or watercourse.
3.26.2 Location of dungsteads and farm effluent tanks

Every dungstead or farm effluent tank, including a slurry or silage effluent tank should be
located at a distance from a premises used wholly or partly for the preparation or
consumption of food so as not to prejudice the health of people in the food premises. The
dungstead or farm effluent tank should be located at least 15m from the food premises.
3.26.3 Safety of dungsteads and farm effluent tanks

Where there is the possibility of injury from falls, a dungstead or farm effluent tank should
be covered or fenced to prevent people from falling in. Covers or fencing should be in
accordance with the relevant recommendations of Section 8 of BS 5502: Part 50: 1993.

3.27 Water efficiency

Mandatory Standard
Standard 3.27
Every building must be designed and constructed in such a way that sanitary
facilities with water efficient fittings which are designed for the prevention of
undue consumption of water are installed.
Limitation:
3.27.0 Introduction
Using less water saves energy and reduces Carbon Dioxide (CO2) emissions. This is
achieved by reducing the energy that is used in key areas including:
• treating water to a standard suitable for drinking
• distribution of water to homes
• collection and pumping of generated wastewater
• treatment of the wastewater generated
• heating of water for health and hygiene
Scottish Water estimate that the average consumption of wholesome water per person in
Scotland is around 150 litres per day. Water consumption has increased over the last few
decades and is projected to continue to rise. Around 30% of the average household’s
heating bills are spent on heating water for sanitary, health or hygiene purposes. Therefore
the provision of sanitary appliances and fittings that use water more efficiently can assist in
the reduction of associated carbon emissions and the home owner’s energy costs.
The Scottish Water Byelaws set requirements which must be adhered to in all properties
that have a public water supply. They cover the design, installation and maintenance of
plumbing systems, water fittings and water-using appliances. Scottish Water now require
all new industrial or commercial buildings to be metered. Meters may also be installed in
dwellings if requested.
Further information on water efficiency and related carbon emission savings can be found
on the websites of Scottish Water, Waterwise and the Energy Saving Trust.
3.27.1 Water use

Water is used for various purposes within a dwellings. The national independent
organisation ‘Waterwise’ advise that the daily percentage of demand in key use areas of
the total supplied water for dwellings to be as follows:

WC Baths Laundry Showers Drinking Washing External

Flushing and taps and other up
30% 21% 13% 12% 9% 8% 7%
The actual water used within a dwellings will be influenced by both the behaviour of the
occupants in how they use the sanitary facilities and associated water fittings and also the
volume of water discharged from them. Therefore, controlling the volume of water
discharged from sanitary facilities and fittings should contribute to reducing the use of
water.
Efficiency measures can be applied to most sanitary facilities with varying degrees of
benefits. For certain sanitary facilities reducing the water use will be related to its
function. For example a bath is generally filled to a water level that suits the occupant and
therefore controlling water flow from taps to that facility would only serve to extend the
amount of time taken to fill the bath.
Most WCs produced today are now of the dual flush type which give users the option of a
reduced flush, generally for liquid waste or a full flush for solid waste. The flush volume will
generally be achieved through the valve mechanism of the WC cistern.
To reduce the water flow rates at taps for wash or hand rinse basins (WHBs) options
include the installation of flow restrictors, or aerators. These may be fitted in either the
water supply pipes serving the sanitary facilities or incorporated within the tap
components.
3.27.2 Water efficient fittings

Water efficient fittings should be provided to all WCs and WHBs within a dwelling.
Dual flush WC cisterns should have an average flush volume of not more than 4.5 litres.
Single flush WC cisterns should have a flush volume of not more than 4.5 litres.
Taps serving wash or hand rinse basins should have a flow rate of not more than 6 litres
per minute.
Many bathroom and fittings manufacturers are now using the latest technology to offer
comprehensive portfolios of water efficient products that deliver satisfactory performance.
Further guidance and comparison of water efficient appliances and fittings for the industry
can be obtained from schemes such as the water efficient product labelling scheme from
the Bathroom Manufacturers Association.
When specifying water efficient fittings consideration should be given to the operational
flow rates that some heating or hot water appliances, such as combination boilers, need to
activate their water heating function.
When installing low volume flush WCs, the pipe diameter, discharge and gradient inter-
relationship of the drainage system is critical in order that the new and any existing
sections of the drain operate as intended.
Plumbing and associated water installations should be carried out and commissioned by
persons who possess sufficient technical knowledge, relevant practical skills and
experience for the nature of the work undertaken.
An approved Certifier of Construction, who has been assessed to have the professional skills
and relevant experience, can certify compliance of plumbing, heating or drainage installations.

3.28 Overheating risk

Mandatory Standard
Standard 3.28
Every building must be designed and constructed in such a way that the risk to
the health of the occupants from overheating is reduced.
Limitation
This standard applies only to—
a) a unit of residential accommodation occupied by an individual, or
individuals, living together as a family or as a single household, and
b) a shared multi-occupancy residential building
3.20.0 Introduction
Overheating in buildings has been highlighted as a key risk for the health and productivity of
people and businesses in the UK. Increasing global temperatures and hot weather events
put buildings at increasing risk of summertime overheating unless such risk is assessed and
managed. Overheating occurs when the local indoor thermal environment presents
conditions in excess of those acceptable for human thermal comfort or conditions which may
adversely affect human health.
Whilst overheating risk may generally be considered an issue principally for southern
regions of the UK, various research studies undertaken in recent years have identified the
occurrence of overheating in a wide range of new dwelling types in both Scotland and
northern England. Whilst risk can be driven by many factors (see below), the combination of
better insulated homes with very low fabric infiltration and the certainty of rising average
temperatures and warmer summers over the coming decades will increase the likelihood of
high internal temperatures.
Factors which influence overheating risk in buildings
Extended periods of sunlight and high external air temperatures contribute to overheating.
There are numerous factors of building design that influence the risk of overheating, such as
orientation of the building and glazed openings, solar gain through glazing, thermal mass,
opportunities for effective ventilation and the levels of insulation within the building fabric.
Occupant behaviour is also a factor that can significantly reduce the occurrence of
overheating in buildings such as use of openable windows when the internal temperature
increases and providing shading through use of internal blinds or curtains.
This standard introduces a simple approach to risk assessment and mitigation based upon two
of these factors – limiting excessive solar gain and provision for removal of heat via purge
ventilation.
The risk of overheating may be greater and opportunities for mitigating more limited when
converting an existing building to domestic or residential use due to limitations in design
choices arising from the building location, orientation, window openings and fabric.

Useful advice on design approaches to avoid overheating risk can be found in publications
such as ‘Overheating in New Homes’ (Good Homes Alliance, 2019) and ‘Avoiding Summer
Overheating’ (Passivhaus Trust, 2021).
converted shall meet the requirements of this standard in so far as is reasonably practicable,
and in no case be worse than before the conversion (regulation 12, schedule 6).
3.28.1 Options for assessing and mitigating overheating risk.

A new dwelling should be assessed and measures put in place to mitigate the risk of summer
overheating. This can be achieved through adopting one of the following two methods.
• A simple method. This specifies measures to adequately mitigate the risk of summer
overheating (see clause 3.28.2). This approach sets out provisions to limit solar gain
through glazing and provide ventilation to assist in effective cooling.
• Dynamic Thermal Analysis modelling. This uses the dwelling’s characteristics to
calculate the risk of overheating, modelling the impact of the build form and mitigation
measures applied (see clause 3.28.3). Modelling may be useful for conversions, more
complex dwellings, those where significant areas of glazing or where solutions such as
effective use of thermal mass and night-time cooling are proposed.
Action to mitigate overheating risk does have to be balanced with the provision of good
daylight levels within homes and opportunities to maximise winter solar gains should also be
considered, which reduce space heating load. Design solutions are available which
consider both aspects, e.g. through the use of external shading designed for the summer
sun path.
3.28.2 Simple method

For many new dwellings, overheating risk can be mitigated by two actions: the limiting of
unwanted solar heat gain through glazing on facades exposed to the summer sun path; and
effective ventilation to remove the build-up of heat. The following actions should be taken.
Limiting solar gain through glazing
Assessment should be undertaken on all building elevations which are oriented between
east (90º), through south (180º) to west (270º). Except for single aspect dwellings or those
with adjacent aspect (with one or both aspects oriented outwith the described orientation), this
will require the assessment of at least two building elevations.
Assessment is at room level to provide greater assurance of thermal comfort in individual
apartments. Assessment should consider the area of glazing based upon the floor area of the
apartment containing the glazing. For this purpose, the area of glazing should be the total
exposed area of glazing, excluding any opaque elements such as frames or infill panels.
• If the area of glazing is greater than 20% of the area of the apartment, then provide
shading such as louvres or external shutters; or revise the glazing g-value to reduce solar
gain in proportion to the increase in glazing area above 20%.
It is proposed that any mitigation measure should result in a heat gain limit no greater
than for an unshaded area of glazing, 20% of the apartment floor area, with a g-value of
0.6.

It is not the intent of this assessment to preclude areas of glazing larger than the stated
percentage, simply to recognise that increased areas of glazing on risk facades should be
accompanied by mitigating measures. Changes to the specification of glazing should, where
practicable, maintain a high light transmittance value (0.7 or better is recommended) to
minimise adverse impact on daylighting.
Ventilation to assist in cooling
Assessment should be undertaken on all dwellings based upon the number of exposed
facades and arrangement of openings which provide ventilation to apartments or other
habitable spaces, as follows.
Where a building has:
• two elevations which are parallel, with ventilation openings distributed so that neither
elevation has less than 1/3 of the combined opening area, or
• one elevation with ventilation openings (single aspect) or two adjacent elevations with
ventilation openings, where all elevations are oriented outwith east (90º), through south
(180º) to west (270º),
no further action is required to support ventilation to assist in cooling. This will be addressed
by provision of purge ventilation openings which provide the level of air change sought under
standard 3.14 (4 air changes per hour).
In all other cases and where a building has only one elevation with ventilation openings
(single aspect) or two adjacent elevations with ventilation openings, there is limited scope for
cross ventilation and the minimum area of ventilation openings in apartments should be
increased by 50%, for example from 5% (1/20th, as set out in clause 3.14.3) to 7.5% of the
floor area in each apartment.
Where either mitigation of heat gain or provision of passive ventilation to assist in cooling is
not considered practicable, Dynamic Thermal Analysis should be undertaken.
3.28.3 Dynamic Thermal Analysis modelling

The option of Dynamic Thermal Analysis modelling provides designers with greater flexibility
than the simplified method. It enables consideration of the dwelling location, construction,
opening areas, orientation and ventilation against a prescribed occupancy scenario. It
enables modelling of passive mitigation measures to a set overheating criterion and will
assist in demonstrating compliance where the form or arrangement of elements in a dwelling
make the application of the simple method impractical.
To demonstrate mitigation of overheating risk by dynamic thermal analysis, assessment
should be in accordance with CIBSE TM59 ‘Design methodology for the assessment of
overheating risk in homes’ (2017). Assessment should apply the modelling parameters set out
below. Parties undertaking modelling should be competent in use of software tools and to
assess overheating risk following the procedures given in CIBSE methodology.
Assessment Criteria
The dwelling should meet the compliance criteria set out in CIBSE TM59 (2017) to
demonstrate that the risk of overheating has been sufficiently mitigated, assessed for ‘Type I’
occupancy (see section 4.4 of CIBSE TM59), which assumes a dwelling shall meet the needs
of vulnerable occupants.

The following provisions for windows and doors should be applied, in addition to guidance set
out in Section 3.3 and 3.7 of CIBSE TM59:
• For a room occupied during the day (8:00 to 23:00 hours), windows, patio and balcony
doors should be set to open and/or close using these parameters.
- start opening when the internal temperature exceeds 22 °C
- open to a maximum angle of 30º when temperature reaches 26 ºC.
- start closing when the internal temperature drops below 26 ºC
- be fully closed when temperature drops below 22 ºC.
• For bedrooms occupied at night-time (23:00 hrs to 08:00 hrs), windows should be
modelled with restrictors to reflect safety and security concerns, up to a maximum
opening angle of 10º. Additionally, bedroom windows should be modelled as being open
at night only if the temperature at 23:00 hours is greater than 23 ºC. They should then
be assumed to remain open overnight.
• Windows and doors should be modelled as closed in unoccupied rooms.
• External doors should be modelled as closed at all times.
• Internal blinds should not be used in the building design to assess compliance.
In developments of multiple dwellings, a sample of risk dwellings should be selected, following
the approach set out in section 3.1 of CIBSE TM59.
Justification for inclusion of active measures
When seeking solutions to an identified overheating risk, passive mitigation measures
should be prioritised. Active measures such as air-conditioning should only be considered
where it is demonstrated that all reasonable passive measures have first been applied. This
should include evidence of the different combinations of passive measures assessed in the
modelling and why they were not sufficient, including modelled results to show due
consideration of passive options.
3.28.4 Practicality of mitigation measures

Where measures are implemented to mitigate overheating risk, they should be achievable in
use. As is the case for provision of ventilation more generally to a building, measures to
address overheating risk should take account of the environment within which the building
sits. This is particularly relevant to the use of ventilation to reduce levels of overheating.
Issues arising from both noise from the immediate environment and air pollution should be
considered. Such matters are usually material considerations in the granting of planning
permission for development and any proposed mitigation measures should be compatible
with issues already identified at the development (for example location of a façade adjacent to
a busy road).
Similarly, where issues such as security are a concern and it is not considered practical to
simply open windows to assist in cooling, further assessment of overheating risk or
alternative solutions may need to be considered. Where conflicting objectives are identified,
this may make the case for dynamic thermal analysis more relevant as a means of
demonstrating overheating risk is assessed and managed.

Similarly any mitigation should not require occupants to circumvent measures intended to
deliver a safe environment in respect of issues such as the risk of a fall from height through
openings or dwelling security.
An assessment and statement on how these matters are considered as part of mitigating
any identified overheating risk should be provided as part of the building warrant application.
This should reference any relevant conditions set under other permissions and the
environmental factors considered in determining the approach to ventilation for cooling. A
summary of such information should be included within written information provided to the
building occupant.
3.28.5 Written Information

Where the mitigation on summertime overheating is reliant upon the use of building
elements or services, clear written instructions on the actions needed should be provided and
made available to the occupiers of the dwelling. These should:
• Identify, locate and explain any systems used in the building to mitigate overheating risk.
This should include any provisions made to address site-specific and environmental
constraints.
• Provide clear information on intended use, controls and how to operate and maintain
them. Where part of the solution includes active/mechanical systems to mitigate
overheating, appliance manuals should be provided in the written information.
For all dwellings, the Quick Start Guide required under standard 6.8 should also contain a
section on ‘Staying cool in hot weather’, which provides non-technical advice on how to
keep the dwelling cool in hot weather.
Whilst the use of internal fittings such as blinds and curtains is outwith the scope of building
regulations, their role in mitigating heat gain in summer months is recognised and is
something that building occupants should be made aware of within the Guide.

Annex 3A Domestic Ventilation Guide

3.A.0 Introduction
The building standards system in Scotland is intended to ensure that building work on both
new and existing buildings is compliant with the mandatory functional standards.
Compliance with the standards can be met by following the guidance set out within the
Scottish Building Standards Technical Handbooks. The system also has flexibility, allowing
compliance to be achieved by solutions other than those outlined in the Technical Handbook
guidance. This Annex expands guidance to standard 3.14 for dwellings and provides further
information on complying with ventilation provision for dwellings.
3.A.1 Purpose of This Document

The quality of the air that people breathe in their homes can have a significant effect on their
health and wellbeing. Good indoor air quality is therefore important as people spend a
substantial amount of time in their homes. The air quality inside a building can also have an
effect on the building itself, particularly when high levels of humidity exist.
This Annex describes, in more detail, some of the ventilation systems that may be used to
ventilate new and existing dwellings and outlines the performance requirements and
practical installation guidance to assist in delivering an efficient system of ventilation. It also
highlights key installation issues that can affect the performance of the systems.
A key purpose of this document is to raise awareness of requirements for the commissioning of
installed ventilation systems prior to operation to meeting building standards. The mandatory
building standard 6.7 (commissioning) for energy requires mechanical ventilation systems to
be commissioned to achieve both effective operation and optimum energy efficiency. Clause
3.14.8 references sections 3.A.5 to 3.A.7 of this Annex for guidance on how to ensure that a
ventilation system is properly commissioned.
The information provided within this document only addresses matters relating to the air
quality inside the dwelling. It is acknowledged that ventilation may fulfil other roles within a
dwelling, such as the permanent provision of air for combustion appliances and as such may
require to be considered separately. Additionally, the components of a ventilation system, if not
installed correctly, may have a detrimental effect on the ability of elements within the
dwelling to satisfy other building standards. An example of this would be incorrectly
positioned fire dampers in a wall or floor that requires to be fire resisting. In these instances,
the relevant sections elsewhere in the Technical Handbooks should be consulted.
The use of this document does not remove the need to obtain a building warrant where it is
required by the building regulations. Furthermore, it is quite acceptable to use alternative
methods of showing that compliance with the building standards has been or will be
achieved.
3.A.2 Ventilation in Buildings

All buildings require to be ventilated so that the air quality within the building is not a threat to
the health of the occupants or the building itself. This is achieved by the process of
changing air in an enclosed space. A proportion of the air in the space should be regularly

withdrawn and replaced with external air. Dwellings are generally ventilated through a
combination of both “purpose provided ventilation” and “fortuitous infiltration”.
Purpose provided ventilation is the controllable air exchange between the inside and outside of
a dwelling by means of a range of natural ventilating devices including windows and
background (background) ventilators or mechanical devices such as extract and supply fans.
Fortuitous infiltration is the uncontrollable air exchange between the inside and outside of a
dwelling due to pressure differences caused by wind and temperature variations. The air
movement may occur through a wide range of air leakage paths through imperfections in the
building structure such as cracks and gaps between building elements.
Infiltration Paths
1. under floor ventilators
7 2. floor to wall junctions
3. through poorly constructed
11 windows/doors
9 4. through floor voids into the wall
8 10 cavity
6 12 5. around poorly fitted
5 windows/doors
6. ceiling to wall junctions
7. open flues
13 8. around services within hollow
4
walls
12 9. around the loft hatch
3 10. service penetrations through
ceiling
2 13 11. vents penetrating the ceiling and
roof
1 2 12. around and through extract fans
13. around waste pipes
Reducing the amount of fortuitous infiltration that occurs within a dwelling can play a
significant part in reducing carbon emissions by minimising both the amount of warm air
leaking from the dwelling and the amount of cold air entering into the dwelling. However, this
air movement has traditionally contributed to the ventilation strategy of dwellings. Reducing
the overall fortuitous infiltration rate of a dwelling, for example below 5 m3/h/m2 @ 50 Pa,
may necessitate the adoption of continuous mechanical extract ventilation to provide
satisfactory air quality of the dwelling. A more airtight building also places a greater need for
“purpose provided ventilation” to deliver satisfactory air quality within a dwelling.
In order to be satisfied that a new dwelling has an infiltration rate that meets the energy
section of the technical standards, whilst not adversely affecting the method of ventilating the
dwelling, it is now recommended within guidance to standard 6.2 that air tightness testing is
carried out on each new dwelling. The results from the test will indicate if the dwelling has
been constructed and performing as designed. Further information on the requirements for
air tightness testing can be found within clause 6.2.5 of the domestic Technical Handbook.
Where air tightness testing indicates that a constructed dwelling has a level of air infiltration
leakier or tighter than the design figure, the adequacy of the chosen ventilation strategy
should be checked and re-evaluated. This may mean additional works are required so that
adequate ventilation will be provided to all parts of the dwelling. Further information on

approaches to take when the designed level of air-tightness is not achieved in the
completed building can be found in section 3.A.3 of this Annex.
Although the guidance within this document is concerned with the ventilation of dwellings to
assist in maintaining the quality of the indoor air, opening doors and windows may also be
utilised to cool the dwelling in the summer. Standard 3.28 set requirements for the mitigation
of such overheating risk.
3.A.3 Purpose Provided Ventilation

Natural Ventilation
Two natural air movement forces, wind pressure and the stack effect (thermal buoyancy),
support the maintenance of air quality for the occupants of a dwelling. The effectiveness of
both of these mechanisms in ventilating a dwelling is variable due to the air movement being
influenced by the climatic conditions that occur throughout the year. Additionally, as no
filtering occurs in natural ventilation, the indoor air quality can only ever be as good as the
air outside.
The effectiveness of natural ventilation is very much dependent on the design of the dwelling,
as well as external factors such as the geometry, orientation and geographic/topographic
location of the building. For example, designing a natural ventilation system for a single
aspect dwelling on the leeward side of a building will present a far greater challenge than
one for a dual facing multi-storey house in an elevated location.
The building components that facilitate natural ventilation can include:
• Windows, doors and rooflights to apartments (livingrooms, bedrooms, etc)
• Background ventilators to all rooms
• Passive stack ventilator to wet rooms (kitchens, bathrooms, etc)
However, natural ventilation is commonly combined with intermittent mechanical extract.
Mechanical ventilation
In a mechanical ventilation system, air movement is generated by a powered fan. The
effectiveness of a mechanical ventilation system relies on the design, appropriate
product/component selection, installation, workmanship, commissioning, maintenance and the
awareness of the correct operation of the system by the occupier of the dwelling. In systems
where air is mechanically introduced into the building, treatment by filters may improve the
quality of the indoor air. Such filters must be cleaned/replaced at the correct intervals to
maintain the performance of the system.
Mechanical ventilation systems commonly include:
• Localised intermittent mechanical extract ventilation with natural supply (e.g.
kitchen/bathroom fans with background ventilator);
• Continuous mechanical extract ventilation with a natural ventilation supply providing
“whole house” ventilation; or
• Continuous (balanced) mechanical supply and extract (with or without heat recovery)
providing “whole house" ventilation.
Even within dwellings with mechanical supply and extract, windows may still be used at
certain times, for example, purge ventilation or cooling the building in summer.

3.A.4 Ventilation Design Pre- and Post-Construction.

This section provides an outline of the processes that can be followed to determine the
adequacy of a ventilation strategy adopted for a new dwelling in relation to, initially the
designed, and ultimately the “as-constructed” air infiltration levels.
As noted in clause 3.14.2, guidance to the standard sets out three forms of supply and
extract ventilation, with provision recommended on the basis of the design and confirmed
infiltration rate for the dwelling as follows:
Ventilation type Suitable for infiltration rate:
Natural ventilation (with intermittent
≥ 5 m³/(h.m²)@50Pa
mechanical extract)
Continuous mechanical extract
≥ 3 m³/(h.m²)@50Pa
ventilation
Continuous mechanical supply &
Any
extract ventilation
It is essential that the basic ventilation strategy is determined at early design stage. There
are three routes to follow, depending on the design intent for the fabric infiltration level of the
proposed dwelling The intended design infiltration rate will therefore fall into one of three
categories:
• ‘very low infiltration’ - 3 m³/(h.m²)@50Pa or tighter,
• ‘low infiltration’ - between 3 and 5 m³/(h.m²)@50Pa and
• ‘higher infiltration’ - 5 m³/(h.m²)@50Pa or more.
Once construction of the dwelling is complete, the air-tightness test results (see section
3.A.2) should be compared with the declared design value used to determine the ventilation
strategy. Where the test results differ from the design figure, the following actions are likely to
be needed. Note that the following examples assume that the ventilation solution
recommended in guidance is applied based upon the declared design infiltration rate. For
other solutions, seek specialist advice.
Note also that a tested infiltration rate poorer than the declared design intent or change of
ventilation solution will result in a need to demonstrate that the dwelling still complies with
standard 6.1 and the energy and emissions targets set under that standard.
Declared design infiltration rate of 3 m³/(h.m²)@50Pa or below - ‘very low infiltration’ -
Continuous mechanical supply & extract ventilation.
• If test reports below 3 m³/(h.m²)@50Pa – ventilation solution remains appropriate.
• If test reports above 3 m³/(h.m²)@50Pa – ventilation solution remains appropriate but
seek advice from system designer to assess impact on overall dwelling ventilation rate
due to any increased infiltration element.
Declared design infiltration rate of between 3 and 5 m³/(h.m²)@50Pa or tighter - ‘low
infiltration’ - Continuous mechanical extract ventilation.
• If test reports below 3 m³/(h.m²)@50Pa – seek advice from system designer to assess
impact on overall dwelling ventilation rate due to any reduced infiltration element.
Evidence of adequacy of ventilation based upon the test infiltration value should be
provided to the verifier.
• If test reports between 3 and 5 m³/(h.m²)@50Pa – ventilation solution remains
appropriate
• If test reports above 5 m³/(h.m²)@50Pa –ventilation solution remains appropriate but
seek advice from system designer to assess impact on overall dwelling ventilation rate
due to any increased infiltration element.
Declared design infiltration rate of 5 m³/(h.m²)@50Pa or higher - ‘higher infiltration’ -
Natural ventilation (with intermittent mechanical extract).
• If test reports below 5 m³/(h.m²)@50Pa – seek advice from system designer to assess
impact on overall dwelling ventilation rate due to any reduced infiltration element.
Evidence of adequacy of ventilation based upon the test infiltration value should be
provided to the verifier. Depending upon the test result, altering the ventilation solution to
a continuous mechanical extract ventilation solution may also be a consideration.
• If tested above 5 m³/(h.m²)@50Pa –ventilation solution remains appropriate.
Further advice on airtightness testing is available in Annex 6.D ‘Further guidance on pre-
completion airtightness testing’.
3.A.5 Natural Ventilation with Intermittent Mechanical Extract –

Installation and Commissioning
Natural ventilation of a dwelling may be achieved by the operation of background ventilators
and intermittent mechanical extract. As noted in clause 3.14.4, passive stack ventilation can
be considered as an alternative to mechanical ventilation in some cased, subject to
specialist advice.
An intermittent extract fan is a mechanical ventilator that does not run continuously, usually
only running when there is a particular need to remove pollutants or water vapour (e.g.
during cooking or bathing). Intermittent operation may be under either manual control or
automatic control. Humidistat control should be used for areas that are designated for the
drying of washing.
An installation consisting of background ventilators and intermittent extract fans is not
recommended for a dwelling with an air-tightness level tighter than 5 m3/hr/m2@50Pa.
To reduce the effect of stratification and promote air movement, the location of background
ventilators should be carefully considered. Although routinely installed in window heads this
may not be the ideal location due to the potential for curtains, blinds, etc. to reduce air flows.
Factors such as the size and shape of the room and the availability of external walls should
be taken into account. For example, rather than one high level background ventilator it is
often better to provide two smaller ventilators with the same combined equivalent area
located at high and low levels on opposite walls.
Consideration should also be given to the accessibility and usability of ventilators by
occupants and their location relative to heating components, such as radiators, to reduce the
unwanted effects of draughts from incoming fresh air and to distribute air within the room.
Where a background ventilator is incorporated in an external wall a proprietary wind cowl or
restrictor may be necessary to reduce wind noise and/or draughts and over provision of
ventilation, which may prevent the occupier using it.
Installation
In all cases, the product manufacturer’s installation instructions should be followed.
Performance criteria – supply. Supply of air to the dwelling is met by background
ventilators. Provisions are set out in clause 3.14.4.
Performance criteria – extract. The provision of ventilation, in respect of intermittent extract
rates are set out in clauses 3.14.4.
Air Flow within dwelling. To assist in good air transfer throughout the dwelling, provision
should be made for air transfer between rooms and circulation space/other rooms as noted in
clause 3.14.2.
Duct runs. The location of the fan unit should minimise overall duct run length, both from
the internal terminals to the fan unit and from the fan unit to the external discharge terminal.
Where a duct breaches a vapour control layer, the continuity of the layer should be reinstated.
Refer to section 3.A.8 for ventilation ductwork.
Fitting through external wall. Where the fan is installed through a wall:
• the cored hole (and duct) should have a slight downward angle towards the outside to
promote condensate drainage and avoid the risk of water ingress;
• the duct that connects the fan outlet to the terminal should be at least the diameter of the
fan outlet; and
• The duct should be rigid and be sealed to the external and internal wall leafs to maintain
air tightness. However, flexible ducting may be used where rigid ducting is not possible,
providing delivered ventilation rates are not compromised.
Fitting through window. Where a fan is installed through a window the window and glass
should be assessed for its suitability to incorporate the fan unit. A mounting kit from the
manufacturer of the fan unit should be used.
External discharge terminals – roof and wall mounted. Proprietary terminals should be
used. The free area of the terminal opening should be a minimum of 90% of the free area of
the ducting being used. The terminals should prevent rain, birds and large insects from
entering the system (however, fine fly-proof mesh should not be fitted).
The location of the external discharge terminal should minimise the potential for recirculation of
extract air through ventilation air inlets.
A cored hole (and duct) through the external wall should have a slight downward angle
towards the outside to promote condensate drainage and avoid the risk of water ingress.
To avoid noxious or dangerous gasses from entering the dwelling the external discharge
terminal should be located remote from any flue or drainage vent pipe. Refer to Section 3,
Environment, of the Technical Handbooks for guidance.
Controls – operation. If control of the fan speed is undertaken manually, the method of
operating the fan in boost mode should be made obvious. Switching should be provided locally
to the spaces being served, e.g. bathrooms, kitchen.
Controls – isolation. A local manual override control should be provided to an extract fan
with automatic control to allow, amongst other things, for maintenance of the unit. This

manual override control should be situated in a location that will not encourage its use as an
“on-off switch” by the occupants.
Controls – accessibility. Manual switching controls for the fans should be accessible and
positioned at least 350 mm from any internal corner (where practicable) and between 900 –
1100 mm above floor level.
Noise – internal. Extract fans should be capable of passing the required continuous air flow
rate, at the available pressure drop, without generating excessive noise (maximum of 30 dB
LAeq.T to bedrooms and livingrooms and 45 dB LAeq.T to less sensitive rooms, such as kitchens).
Noise – external. In situations where external noise is likely to be a nuisance to the
occupants a sound attenuator may be fitted to the duct. It should be noted, however, that
sound attenuators can reduce the air flow rate and a larger capacity fan may be necessary to
achieve the minimum extraction rates needed.
Commissioning
Written information. A report containing the information gathered from the commissioning
and testing of the ventilation systems should be prepared and submitted to the verifier.
A copy of the report, together with written information on the design and use of the system
should be provided to the owner (see clause 3.14.8).
Initial visual inspection. Verify that system is installed in accordance with the design
criteria; Refer to information recorded during the construction process to confirm no issues
identified and unresolved.
All temporary protection and packaging has been removed from all products.
All fans and terminals are in good condition with no obvious defects that will be hazardous or
affect the system performance.
Functional checks. Check fan operates correctly when activated by manual control (e.g.
light switch), or automatic control (e.g. humidistat activated at greater than 60% humidity);
and
Check that the fan switches off after controls are de-activated and in the case of run-on
timers, that these continue to operate for the period set by the designer.
Airflow measurement. All intended background ventilators or other air transfer devices
should be open. All internal and external doors and windows should be closed, including the
room in which measurement is being carried out.
Airflow measurements should be performed on each extract fan using suitable equipment, for
example, a powered hood or a vane anemometer or similar airflow device with proprietary
hood attachment and results recorded in litres per second (l/s). The airflow device should be
capable of achieving an accuracy of ± 5% and have been calibrated within the last 12 months
at a UKAS accredited calibration centre.
Reference should be made to design airflow rates. These and the measured airflow for each
extract fan should be recorded on the commissioning sheet.
Controls. All local controls should be installed following the manufacturer’s instructions
and clearly labelled, indicating their function.
Where manual controls are provided clear and detailed written instructions should be made
available to the occupier.

Where control of the fan is automated, the controls are configured to ensure that such
operation, e.g. rapid changes in fan speed, are not disturbing to occupants.
As far as practical, the correct operation of each control function should be tested and the
extent and result of this exercise recorded.
3.A.6 Continuous Mechanical Extract Ventilation – Installation and

Commissioning
A continuously operating mechanical extract ventilation system comprises of a centrally
located extract unit with multiple extract points, or separate extract fan units. Both are
designed to provide whole dwelling ventilation via a continuous low level extract rate from
each moisture producing area within the dwelling. The unit or fans have a manually operated
or automated (with humidity control) boost facility. Replacement air is provided throughout the
dwelling by infiltration and background ventilator provision.
A continuous mechanical extract ventilation system is not recommended for very low
infiltration dwellings, with a designed or confirmed air-tightness level tighter than 3
m3/(h.m2)@50Pa.
To reduce the effect of stratification and promote air movement, the location of background
ventilators should be carefully considered. Although routinely installed in window heads this
may not be the ideal location due to the potential for curtains, blinds, etc. to reduce air flows.
Factors such as the size and shape of the room and the availability of external walls should be
taken into account. For example, rather than one high level background ventilator it is often
better to provide two smaller ventilators with the same combined equivalent area located at
high and low levels on opposite walls.
Consideration should also be given to the accessibility and usability of ventilators by
occupants and their location relative to heating components, such as radiators, to reduce the
unwanted effects of draughts from incoming fresh air and to distribute air within the room.
Where a background ventilator is incorporated in an external wall a proprietary wind cowl or
restrictor may be necessary to reduce wind noise and/or draughts and over provision of
ventilation, which may prevent the occupier using it.
Installation
The product manufacturer’s installation instructions should be followed.
Performance criteria – supply. Supply of air to the dwelling is met by background
ventilators. Provisions are set out in clause 3.14.5.
Performance criteria – extract. The provision of ventilation, in respect of extract rates at
continuous and high/boost level are set out in clauses 3.14.2 & 3.14.5.
Air flow. To assist in good air transfer throughout the dwelling, provision should be made for
air transfer between rooms and circulation space/other rooms as noted in clause 3.14.2.
Fan Unit (central). The fan unit should be:
• located as specified by the system designer.
• location to minimise overall duct run length from the internal extract terminals to the fan
unit and from the fan unit to the external discharge terminal.
• located to allow safe access to undertake routine maintenance of the unit.

• installed to allow sufficient space for replacement at the end of its operational life of both
the whole unit or of key mechanical/electrical components. This should be achievable
without need to remove fixed structures or remove significant lengths of connected
ductwork;
• installed on a suitable sound structure, which is stable and level;
• insulated to minimise the potential of condensation forming within or on the fan unit
casing. This is not necessary if the unit is pre-insulated; and
• provided with a condensate drain that terminates in an appropriate location. The
condensate pipe should be installed to have a minimum 5º fall from the fan unit. The
drain should be adequately secured and where passing through an unheated space must
be insulated to prevent freezing. The rate of condensate forming may be several litres
per day and therefore the location of the drain and its final discharge should take account
of this. Connections to a waste pipe or drain should be made through a trap. However, it is
not recommended that a trap is installed on the condensate pipe as this could be
subject to drying out.
• installed using the manufacturer’s supplied or recommended fixing brackets. Anti-
vibration isolation may be necessary for the extract unit and should be located and
installed in accordance with the manufacturer’s instructions.
Room Extract Terminals & Grilles. Room air extract terminals should be installed as
detailed by the system designer.
Room air extract terminals should be positioned to clear as much air from as much of the room
as possible and in a bathroom or shower room ideally over the bath or shower. They should be
installed at high level and away from internal doors.
Where the extract terminals are fixed, there should be a means of achieving effective
balancing of the system. If this is not provided within the fan unit then dampers should be
installed within the duct system to allow balancing when the system is commissioned.
If the terminals are adjustable each terminal should be capable of being locked in its
commissioned position once system balance has been achieved. It is vital for the correct
operation of the system that the system remains balanced in its commissioned state.
The location and performance of extract terminals should be carefully considered to ensure
they do not adversely affect the safe operation of an open-flued appliance, that is, cause the
spillage of combustion products from the appliance. Refer to section 3 of the Domestic
Building Standards Technical Handbook for guidance
Fixed Terminals. If the extract air terminals are fixed, ensure that effective balancing of the
system can be achieved. If this is not provided within the fan unit then dampers should be
installed within the duct system to allow balancing when the system is commissioned.
Adjustable Terminals. Ensure each terminal/grille can be locked in its commissioned
position once system balance has been achieved. It is vital for the correct operation of the
system that the system remains balanced in its commissioned state.

Fitting through external wall. Where the fan is installed through a wall:
• the duct that connects the fan outlet to the terminal should be at least the diameter of the
fan outlet; and
The duct should be rigid and be sealed to the external and internal wall leafs to maintain air
tightness. However, flexible ducting, whilst not recommended for central systems, may be
used for individual fans where rigid ducting is not practicable, providing delivered ventilation
rates are not compromised.
Fitting through window. Where a single fan is installed through a window the window and
glass should be assessed for its suitability to incorporate the fan unit. A mounting kit from the
manufacturer of the fan unit should be used.
Common ducts – connection. Where a mechanical ventilation system gathers individual
extract ducts into a common duct for discharge to an outlet, no connections to the system
should be made between any exhaust fan and the outlet. The use of non-return valves is not
recommended.
Where sensors are not pre-installed within the fan unit, or additional optional sensors can be
installed, only the sensors specified by the manufacturer of the fan unit should be installed.
If sensors are duct mounted, their location should be noted and provisions for access for
maintenance or replacement made.
Controls – isolation. Continuous ventilation systems should not allow the occupier to turn off
the fan other than at the local isolator for maintenance. Provision of an on/off function may
result in the fans being operated intermittently and the required continuous air flow
ventilation rates not being achieved.
positioned at least 350 mm from any internal corner (where practicable) and between 900 –
1100 mm above floor level.
Noise – Internal. Extract fans and extract terminals should be capable of passing the
required continuous air flow rate, at the available pressure drop, without generating

excessive noise (maximum of 30 dB LAeq.T to bedrooms and livingrooms and 45 dB LAeq.T to less
sensitive rooms, such as kitchens).
achieve the minimum extraction rates needed.
Commissioning
All ductwork and terminals are in good condition with no obvious defects that will be
hazardous or affect the system performance.
On the initial start-up check that air flow direction is correct at each room terminal.
Check for any abnormal noises on start-up or when the system is running in normal
background ventilation mode or when running at high rate (some units have a start-up
diagnostic sequence that runs the fans at maximum speed before reverting to normal
operation – refer to the manufacturer’s instructions).
Airflow balancing. The system should be balanced to ensure that the designed air flow
rates are achieved at each room. As there are several methods of control that may be used in
domestic systems the system manufacturer’s instructions should be followed to achieve
balancing.
If specific details are not included the following steps should be adopted: Adjustable
terminals and a fixed (stepped) speed fan:
• The fan speed should be set to achieve the desired continuous flow rate;
• The index terminal flow rate is set to full open and all other terminals are adjusted to
achieve the required flows at each terminal. (The index terminal can be assumed to be the
furthest from the fan unit);
• If the total flow rate cannot be achieved through all the terminals then the fan speed
should be increased; and
• If all the terminals have to be closed significantly to achieve the required air flow rate then
reduce the fan speed and rebalance the terminals.
Adjustable terminals and a controllable speed fan:
• The fan speed should be set approximately to achieve the desired continuous flow rate;
• The index terminal flow rate should be set with the terminal fully open and all other
terminals are adjusted to achieve the required flows at each terminal; and

• If the index terminal has to be closed to achieve the required air flow rate, then reduce the
fan speed and rebalance the terminals;
Fixed terminals with flow adjustment by duct damper or similar device at the fan unit - as above
depending on the type of fan speed control.
Adjustable terminals and a fixed volume flow fan:
• The fan speed should be set to achieve the desired continuous flow rate.
terminals are adjusted to achieve the required flows at each terminal.
• Adjustment of the terminals achieves balancing only; total flow rate is governed by the fan
control setting. Great care should be taken not to close the terminals too far as the fan unit
will always maintain a constant volumetric flow rate; closing the terminals will only require
the fan to work harder to achieve a given air flow rate.
Fixed terminals with an automatic flow adjustment at the fan unit:
The fan speed should be set to achieve the desired continuous flow rate; and
The flows are balanced by automatic devices located within the fan unit and therefore no
adjustment can be made.
Airflow measurement. All intended background ventilators or other air transfer devices
should be open. All internal and external doors and windows should be closed, including the
room in which measurement is being carried out.
Airflow measurements should be performed on each fan or terminal using suitable
equipment, for example, a powered hood or a vane anemometer or similar airflow device
with proprietary hood attachment and results recorded in litres per second (l/s). The airflow
device should be capable of achieving an accuracy of ± 5% and have been calibrated within
the last 12 months at a UKAS accredited calibration centre.
extract fan should be recorded on the commissioning sheet. Measurements should be taken at
both maximum rate and minimum rate fan speeds
Controls. All local controls should be installed following the manufacturer’s instructions and
clearly labelled, indicating their function.
If sensors have been installed separately from the fan unit, ensure installation follows the
manufacturer’s instructions.
Where control of the fan is automated, the controls should be configured to minimise the
occurrence of ‘hunting’. Hunting is where the fan speed continually increases and
decreases. If this does occur, the occupants may seek to modify the control system or turn it
off to remove the noise nuisance.

3.A.7 Continuously Operating Balanced Supply and Extract Ventilation –

Installation and Commissioning
A continuously operating balanced supply and extract ventilation system consists of centrally
ducted supply and extract fans that operate continuously. The extract ducts serve the
moisture producing areas of the dwelling with the supply ducts serving the habitable rooms.
Free movement of air between these areas and rooms is therefore essential.
Systems with heat recovery operate by passing the warm extracted air through a heat
exchanger prior to it being exhausted to external air. The recovered heat is then used to
preheat the supply air before it is distributed to the habitable rooms. It is common in very low
infiltration buildings for a balanced supply and extract system to be installed with heat
recovery as the heat exchanger accounts for a relatively small proportion of the overall
installation costs. A continuously operating balanced supply and extract system is suitable
for dwellings regardless of the level of air-tightness. Units providing heat recovery should be
fitted with a summer bypass function.
Continuously operating balanced supply and extract systems (with or without heat recovery)
are recommended for dwellings with very low infiltration, that being with an air-tightness
level tighter than 3 m3/hr/m2@50Pa.
Installation
The product manufacturer’s installation instructions should be followed.
Performance criteria – supply. Supply of air to the dwelling is met by continuous
mechanical supply. Provisions are set out in clause 3.14.2 & 3.14.6.
Performance criteria – extract. The provision of ventilation, in respect of extract rates at
continuous and high/boost level are set out in clauses 3.14.2 & 3.14.6.
Air flow. To assist in good air transfer throughout the dwelling, provision should be made for
air transfer between rooms and circulation space/other rooms as noted in clause 3.14.2.
Fan Unit (central). The fan unit should be:
• located as specified by the system designer.
• location to minimise overall duct run length from the internal supply and extract terminals
to the fan unit, from the fan unit to the external discharge terminal and from the external
supply terminal to the fan unit;
• located to allow safe and easy access to undertake routine maintenance of the unit,
including periodic changing or cleaning filters by occupants;
• installed to allow sufficient space for replacement at the end of its operational life of both
the whole unit or of key mechanical/electrical components. This should be achievable
without the need to remove fixed structures or remove significant lengths of connected
ductwork;
• installed on a suitable sound structure, which is stable and level;
• insulated to minimise the potential of condensation forming within, or on, the fan unit
casing. This is not necessary if the unit is pre-insulated;
• provided with a condensate drain that terminates in an appropriate location. The
condensate pipe should be installed to have a minimum 5º fall from the fan unit. The
drain should be adequately secured and where passing through an unheated space must
be insulated to prevent freezing. The rate of condensate forming may be several litres
per day and therefore the location of the drain and its final discharge should take account
of this. Connections to a waste pipe or drain should be made through a trap; however, it is
not recommended that a trap is installed on the condensate pipe as this could be
subject to drying out.
• installed using the manufacturer’s supplied or recommended fixing brackets. Anti-
vibration isolation may be necessary for the extract unit and should be located and
installed in accordance with the manufacturer’s instructions.
Room Extract Terminals & Grills. Room air supply and extract terminals should be installed
as detailed by the system designer;
Room supply terminals should be installed at high level, away from internal doors and directed
across an area of unobstructed ceiling to provide good mixing without causing draughts.
Room extract terminals should be positioned to clear as much air from as much of the room as
is practical and in a bathroom or shower room should ideally be positioned over the bath or
shower. They should be installed at high level and away from internal doors.
In open plan areas where both supply and extract terminals may be installed, for example
kitchen/dining rooms, consideration should be given to the proximity of the terminals to
avoid short circuiting of the air. That is, to avoid the replacement air being extracted before it
has mixed with or displaced stale air.
The number and location of terminals installed in a ventilated space should allow effective
air distribution and minimise air noise when the system is operating at boosted air flow rates.
The location and performance of extract terminals should be carefully considered to ensure
that they will not adversely affect the safe operation of an open flued appliance, that is,
cause the spillage of combustion products for the appliance. Refer to Section 3 of the
Technical Handbooks for guidance.
Fixed Terminals. If the supply and extract air terminals are fixed, ensure that effective
balancing of the system can be achieved. If this is not provided within the fan unit then
dampers should be installed within the duct system to allow balancing when the system is
commissioned
Adjustable Terminals. Ensure each terminal/grille can be locked in its commissioned
position once system balance has been achieved. It is vital for the correct operation of the
system that the system remains balanced in its commissioned state.
Common ducts - connection. Where a mechanical ventilation system gathers individual
extract ducts into a common duct for discharge to an outlet, no connections to the system
should be made between any exhaust fan and the outlet. The use of non-return valves is not
recommended.
Fitting through external wall. Where a duct is installed through a wall:

• the duct that connects the outlet to the terminal should be at least the diameter of the
terminal; and
• The duct should be rigid and be sealed to the external and internal wall leafs to maintain
air tightness.
Flexible ducting is not recommended for central systems except where rigid ducting is not
practicable, providing delivered ventilation rates are not compromised.
A remote fault/status indicator should be provided in a circulation area, such as a hallway, to
alert occupiers if the system is not functioning correctly.
Where sensors are not pre-installed within the fan unit, or additional optional sensors can be
installed, only the sensors specified by the manufacturer of the fan unit should be installed.
If sensors are duct mounted, their location should be noted and provisions for access for
maintenance or replacement made.
Controls – isolation. Continuous ventilation systems should not allow the occupier to turn off
the fan other than at the local isolator for maintenance. Provision of an on/off function may
result in the fans being operated intermittently and the required continuous air flow
ventilation rates not being achieved
positioned at least 350 mm from any internal corner and between 900 – 1100 mm above
floor level.
Noise – Internal. Fan unit, air supply and extract terminals should be capable of passing the
required continuous air flow rate, at the available pressure drop, without generating
excessive noise (maximum of 30 dB LAeq.T to bedrooms and livingrooms and 45 dB LAeq.T to less
sensitive rooms, such as kitchens).
achieve the minimum extraction rates needed

Commissioning
All ductwork and terminals are in good condition with no obvious defects that will be
hazardous or affect the system performance.
On the initial start-up check that air flow direction is correct at each room terminal.
Check for any abnormal noises on start-up or when the system is running in normal
background ventilation mode or when running at high rate (some units have a start-up
diagnostic sequence that runs the fans at maximum speed before reverting to normal
operation – refer to the manufacturer’s instructions).
Airflow balancing. The system should be balanced to ensure that the designed air flow
rates are achieved at each room. As there are several methods of control that may be used in
domestic systems the system manufacturer’s instructions should be followed to achieve
balancing.
If specific details are not included the following steps should be adopted: Adjustable terminals
and a fixed (stepped) speed fan:
• the fan speed should be set to achieve the desired continuous flow rate;
• the index terminal flow rate is set to full open and all other terminals are adjusted to
achieve the required flows at each terminal. (The index terminal can be assumed to be the
furthest from the fan unit);
• if the total flow rate cannot be achieved through all the terminals then the fan speed
should be increased; and
• if all the terminals have to be closed significantly to achieve the required air flow rate then
reduce the fan speed and rebalance the terminals.
Adjustable terminals and a controllable speed fan:
• the fan speed should be set approximately to achieve the desired continuous flow rate;
• the index terminal flow rate should be set with the terminal fully open and all other
terminals are adjusted to achieve the required flows at each terminal; and
• if the index terminal has to be closed to achieve the required air flow rate, then reduce the
fan speed and rebalance the terminals;
Fixed terminals with flow adjustment by duct damper or similar device at the fan unit - as above
depending on the type of fan speed control.
Adjustable terminals and a fixed volume flow fan:
• The fan speed should be set to achieve the desired continuous flow rate.

terminals are adjusted to achieve the required flows at each terminal.
• Adjustment of the terminals achieves balancing only; total flow rate is governed by the fan
control setting. Great care should be taken not to close the terminals too far as the fan unit
will always maintain a constant volumetric flow rate; closing the terminals will only require
the fan to work harder to achieve a given air flow rate.
Fixed terminals with an automatic flow adjustment at the fan unit:
• The fan speed should be set to achieve the desired continuous flow rate; and
• The flows are balanced by automatic devices located within the fan unit and therefore no
adjustment can be made.
Airflow measurement. All internal and external doors and windows should be closed,
including the room in which measurement is being carried out.
Airflow measurements should be performed in each terminal using suitable equipment, for
example, a powered hood or a vane anemometer or similar airflow device with proprietary
hood attachment and results recorded in litres per second (l/s). The airflow device should be
capable of achieving an accuracy of ± 5% and have been calibrated within the last 12
months at a UKAS accredited calibration centre.
extract fan should be recorded on the commissioning sheet. Measurements should be taken at
both maximum rate and minimum rate fan speeds.
Controls. All local controls should be installed following the manufacturer’s instructions and
clearly labelled, indicating their function.
If sensors have been installed separately from the fan unit, ensure installation follows the
Where control of the fan is automated, the controls should be configured to minimise the
occurrence of ‘hunting’. Hunting is where the fan speed continually increases and
decreases. If this does occur, the occupants may seek to modify the control system or turn it
off to remove the noise nuisance.
3.A.8 Ventilation Ductwork

General Recommendations
Ducting should be:
• sized to minimise pressure loss and noise generation. This is achieved by sizing of the
ducts and terminals to limit the air velocity. The main ducts should be the same size as the
fan unit spigot; and

• routed in a manner which minimises overall duct length and the number of bends
required. It is particularly important to minimise bends in main ducts operating at higher air
velocities.
• installed where it cannot be easily damaged e.g. not across open loft areas where it may
be stood on;
• installed to allow sufficient space to allow access for cleaning ducts where room extract
terminal/grilles are not fitted with filters;
• insulated where it is passes through unheated areas with the equivalent of at least 25
mm of a material with a thermal conductivity of not more than 0.04 W/mK. This reduces
the risk of condensation occurring within the duct;
• insulated or be fitted with a condensate trap where a duct extends above roof level. The
condensate trap should be fitted just below roof level;
• insulated where carrying cold air between the external supply/discharge terminal(s) and a
fan unit sited within the heated envelope. A vapour barrier should be wrapped outside the
insulation to prevent condensation occurring within the insulation material, alternatively,
rigid insulation of a type that is unaffected by moisture may be used;
• fitted with a condensate trap where it is installed vertically. The trap should prevent
condensation flowing down the duct and potentially damaging a mechanical extract fan;
• arranged to slope slightly downwards away from the fan unit, to prevent backflow of any
moisture into the unit, when installed horizontally;
Flexible ducting
Rigid ducts should be used wherever possible. Where flexible ductwork is installed this
should only be used for final connections and duct lengths should be kept to a minimum. All
flexible ductwork should meet the standards of BSRIA BG 43/2013.
Flexible ducting is generally only suitable for single extract fan installations; refer to extract fan
Ducting should be pulled taut to ensure that the full internal diameter is obtained and flow
resistance minimised. This is considered to have been achieved if the duct is extended to 90%
of its maximum length
Flexible ducting should be supported at suitable intervals to minimise sagging. Refer to
manufacturer’s information but generally it should be supported at no greater than 600 mm
intervals.
Bends in ducts should have a minimum inside radius equal to the diameter of the duct. If
tighter bends are required, rigid bends should be used.
Perforated insulated flexi duct, used to minimise airborne sound transmission, should not be
used between the fan unit and the external discharge terminal to prevent condensation
occurring within the insulation material.

Flexible Ducting Installation
duct support
Note: Insulation omitted to ceiling and over duct to aid clarity of duct arrangement.
Duct Connections/Terminals
All duct connections require to be sealed. Where ducts are installed against a solid structure
this can sometimes be difficult to achieve. In such locations pre-assembly of duct sections
should be considered. This will require connections to be permanent to ensure the seal is
maintained during installation.
Connection of lengths of flexible duct must use a rigid connector and jubilee clips or similar to
ensure a long term seal is achieved. Connections of lengths of flexible duct should not be
taped only.
Where access to ducts will not be possible after construction is complete, e.g. ductwork
within floor and wall voids, consideration should be given to permanent connection and
sealing with an appropriate non-hardening sealant. Using duct tape to achieve connections
and seals is not recommended in these situations.
Connection of components should not result in significant air flow resistance. Components
should be proprietary and fit easily together without distortion.

Each air terminal should have a free area of at least 90% of the free area of its associated
duct.
Where a duct breaches a vapour control layer the continuity of the layer should be reinstated
after installation, for example, with suitable tapes or preformed sleeves.
Where an extract duct is installed this should not adversely affect the sound insulation of a
separating wall or floor, internal wall or intermediate floor refer to Section 5, Noise, of the
Domestic Building Standards Technical Handbook for guidance.
Where an extract duct penetrates cavity barriers or floors, ceilings and walls that require a fire
resistance refer to Section 2, Fire, of the Domestic Building Standards Technical Handbook
for guidance.
3.A.9 Carbon Dioxide Monitoring Equipment

This guidance supplements information provided under clause 3.14.7.
Air within a dwelling can contain an array of both naturally occurring and synthetic
contaminants, particulates and gases. The majority of these contaminants are not easily
identifiable to the occupants, even at relatively high levels. Research carried out recently for
the Building Standards Division (available here) indicated that over 90% of occupiers believe
the indoor air quality within their main bedrooms is very good or fairly good. However, on-
site monitoring of carbon dioxide (CO2) levels found that 83% of properties tested had time
weighted concentrations greater than 1,000 parts per million (ppm) within the main
bedrooms.
Although in terms of health and safety, exposure to CO2 levels of up to 5,000 ppm over an 8
hour period is generally not considered a risk 1, levels of over 1,000 ppm can be taken as an
indicator of poor ventilation rates. High levels of CO2 will, therefore, be associated with the
presence of higher levels of other contaminants, such as volatile organic compounds,
formaldehyde, particulates, bacteria, etc. The levels of these other contaminants are less
easy to identify accurately without very sensitive testing equipment.
As dwellings become more air-tight the levels of uncontrolled “background ventilation”
decreases. This results in a greater reliance on occupant interaction with controllable
ventilators, such as windows and background ventilators, to maintain satisfactory levels of
indoor air quality. However, as indicated above, occupants are frequently not aware of the
need to ventilate. Therefore, to raise occupant awareness of poor ventilation, as evidenced
by high levels of CO2, the guidance to building standard 3.14 calls for a CO2 monitor to be
installed in the main or principal bedroom in a dwelling constructed to a level of air-
tightness lower than 15 m3/hr/m2 at 50Pa. Dwellings with levels of air-tightness leakier
than 15 m3/hr/m2 at 50Pa will have more uncontrolled ventilation, however, current
building practices should be considered, as the completed building may be inadvertently
constructed tighter than designed.
The main or principal bedroom was determined to be the best location for the CO2 detection
equipment as this is likely to be the room most frequently occupied for long periods of time. In
addition, it is unlikely that the ventilation of the room will change during the period of
occupation. That is to say, if windows, background ventilators or doors are closed when the
residents go to bed it is unlikely that they will be opened before they rise the next day. It is
reasonable to assume that if there are high levels of CO2 indicated in the monitored
1 1
HSE Publication EH40/2005 Workplace exposure limits - 8 hour time weighted average
bedroom, levels elsewhere in the property will also be high. The ventilation strategy adopted to
reduce CO2 should, therefore be replicated in other occupied rooms in the home.
It is not intended that the CO2 monitoring equipment sounds an alarm if the concentration
levels exceed 1,000 ppm as it is considered that this could lead to the permanent disabling of
the monitor. Rather, it is intended that occupants can interrogate the equipment the next day
and make informed decisions on how to ventilate their home. The Technical Handbook
guidance also calls for information on the ventilation strategy and CO2 monitoring to be
provided to the householder. This information is expected to cover the operation of the
specific CO2 monitor installed (i.e. not generic guidance), an explanation of what the results
the equipment is giving mean and suggested remedial action that can be taken to reduce
subsequent overnight CO2 levels.
The guidance allows the CO2 monitoring equipment to be either a single unit with detector
head and screen or separate detector and screen. In the case of a single unit this would be
sited within the main or principal bedroom where the screen can be easily read. Where the
detector is separate from the screen the detector should be sited in the main or principal
bedroom but the monitor may be sited elsewhere, for example, in a hallway. The benefit of
separate units is that additional detectors, sited in other rooms may be connected to the
monitor for additional coverage.
A CO2 monitor should be permanently fixed and is required to be mains operated. It should be
capable of recording and displaying readings within a range of at least 0 – 5,000 parts per
million CO2 and logging and displaying data at no more than 15 minute intervals for at least a
24 hour period. A CO2 monitor should be capable of measuring the actual level of carbon
dioxide present in the room they are located in. Monitors that give an ”equivalent” or “EQ”
concentration of CO2 are not suitable as they are not sensitive to CO2 but are mixed gas
sensors.
To allow free air movement over the detector head a CO2 detector head should not be sited
where air flow may be restricted. For example, close to corners of walls or ceiling/wall
junctions, where curtains may be expected to be fitted. The average person exhales
approximately 45,000 parts per million of CO2 in every breath. Therefore to prevent potential
false readings from exhaled breath the detector head should be sited away from where the
head of the bed would be expected to be located.
When monitoring concentration levels of CO2 within dwellings it should be remembered that
CO2 is present in outside air at concentration levels of between 350 and 575 ppm. As all the
ventilation strategies within the Technical Handbooks rely on an exchange of air from outside
the in-door concentration levels of CO2 will be more or less the same as the external air in the
proximity of the property. Although most whole house ventilation systems include some form
of filtration on the incoming air ducts, even they do not prevent CO2 entering the building.
The guidance in the Domestic Technical Handbook calls for occupiers of newly constructed
dwellings to be provided with guidance on the operation of CO2 monitoring equipment and
their options for improving ventilation when indicated as necessary by the monitor.
Written information to be passed to the dwelling occupant should include:
a. The purpose of the carbon dioxide monitoring equipment is to inform occupants of CO2
levels within their dwelling over the preceding 24 hour period. This information can then be
used by the occupants to determine the quality of air within their homes and whether
additional ventilation is required, for example, opening or increasing the opening of

background ventilators. This section should advise that CO2 is always present in the air
we breathe at levels of around 400 ppm and that levels of CO2 of up to 5,000 ppm are
generally not considered to be a risk. However, concentration levels greater than 1,000
ppm can be indicative of poor ventilation and consequently, high levels of other
contaminants.
b. Specific details of the CO2 monitoring equipment, including manufacturer’s operating
instructions. Instructions on operation (manufacturer’s or otherwise) should include:
• The location of the CO2 sensor(s) and monitor
• Initial set up procedure
• How to switch between available modes, where available
• How to de-activate the audible alarm, where fitted
• How to adjust the time between data logging events, this should be set at a maximum
of 15 minute intervals
• How to interrogate the monitor to determine CO2 levels over the preceding 24 hour
period
• Details and timeframe for re-calibrating the detector
• Advice on location of furniture near the detector head that may affect the operation of
the unit, in particular the bedhead
c. Details of the ventilation strategy adopted in the dwelling, including but not limited to:
• Window operation, including where possible means of securing windows in a partially
open position to prevent unauthorised entry
• Background ventilation location and operation
• Mechanical ventilation – intermittent operation
• Mechanical ventilation – continuous operation
d. Information on how occupants should ventilate their dwellings where the CO2 monitor
indicates concentration levels in excess of 1,000 ppm for periods of more than one hour.
This information may be best presented in stages, for example:
• 800 – 999 ppm
• 1,000 – 1,199 ppm
• 1,200 – 1,499 ppm
• 1,500 – 1,999 ppm
• Over 2,000 ppm
Section 3.A.10 provides a template containing information that should be provided to
occupiers of new dwellings. The text and layout within the template is intended only as a
guide and should be taken as being indicative of the type of information to be provided. The
generic information relating to the CO2 monitor and ventilation options, that is, windows,
background ventilators and mechanical extract fans (location and operation) should be
replaced with building specific information.

3.A.10 Example format - information to the home occupier on use and

interpretation of CO2 monitoring equipment
Blank form
Address
Number and Street: Town:
Postcode:
About your new home

Insert text
Ventilation Provisions
Insert text
Carbon Dioxide Monitor

Manufacturer:
Model Number:
Frequency of re-calibration:
Frequency of sensor replacement:
Location:
How to use the CO2 monitor
Insert text
Note: CO2 is present in internal and external air at concentration levels of around 400
parts per million (ppm). Levels of CO2 of up to 5,000 ppm are not in themselves a danger
to healthy occupants but can be indicative of the presence of high levels of other
contaminants that may cause short or more long-term health issues.
Action necessary to improve air quality
Insert text

Example of completed form

Address
20 Sunny Street Anytown
XX9 1AA
About your new home

Your new home is designed and constructed so there are few leaks or draughts. However, it is
important to ventilate it adequately to help maintain a healthy indoor environment for you and
your family. As well as minor irritations, for example, a dry throat or headache, poor indoor air
quality can also make existing conditions, such as asthma, worse. Extreme cases of poor
indoor air quality may also be a causal factor of other respiratory and health conditions.
It is sometimes difficult to identify when ventilation is required as it is not easy to tell when the
quality of the air in your home is poor. To assist you in determining the quality of the air in your
home it is fitted with a carbon dioxide (CO2) monitor. The level of CO2 present in your home is a
good indicator of the overall quality of the air. The CO2 monitor requires free air movement around
it, therefore, do not place furniture or other objects in front of it that may impede its operation.
This document provides you with information on the ventilation provisions within your home
and, together with data from the CO2 detector, how you should ventilate to maintain a healthy
environment.
Providing adequate ventilation will also reduce the levels of humidity within your home and
therefore reduce the possibility of condensation forming.
Ventilation Provisions
Apartments
Tilt and turn opening windows to all apartments with intruder resistant night latches to allow
them to be locked in the partially open position.
Background ventilators located in the following locations:
• livingroom – one in the window head and one at low level in the east facing wall
• dining room one in the window head and one at low level in the west facing wall
• Bedroom 1 - one in the window head and one at low level in the west facing wall
• Bedroom 2 - one in the window head and one at low level in the north facing wall
• Bedroom 3 - high and low level in the north facing wall
Kitchen
Switchable two speed mechanical extract fan
Background ventilator located at low level in the north facing wall
Utility room
Switchable single speed mechanical extract fan
Background ventilator located at low level in the north facing wall
Bathroom
Background ventilator located at low level in the east facing wall
En-suite
Background ventilator located at low level in the west facing wall

Carbon Dioxide Monitor

Manufacturer: Badairre
Model Number: 12345
Frequency of re-calibration: self-calibrating
Frequency of sensor replacement: 10 years
Location: The CO2 monitor is located in bedroom 1 (the master bedroom)
How to use the CO2 monitor
The manufacturer’s literature accompanying this document will provide detailed advice on how to
set up and operate the monitor.
The CO2 monitor will provide data on the levels of CO2 within at least the previous 24 hours. This
information will enable you to determine whether any action needs to be taken to improve the
quality of the air in your home. The table below provides guidance on what action should be
considered for various concentration levels.
It is advisable to initially check the data daily and take whatever action is necessary to improve
the indoor air quality in your home. Once the air quality has reached an acceptable level the
frequency of the checks can be reduced. It should be remembered that air quality levels can vary
due to many factors, so regular readings should be taken to make sure that it is still satisfactory.
The CO2 detector head is self-calibrating, the manufacturer’s information on recalibration of the
device should be consulted.
Note: CO2 is present in internal and external air at concentration levels of around 400 parts
per million (ppm). Levels of CO2 of up to 5,000 ppm are not in themselves a danger to
healthy occupants but can be indicative of the presence of high levels of other
contaminants that may cause short or more long-term health issues.
Action necessary to improve air quality

Your home has openable windows and controllable background ventilators to allow you to
adjust the fresh air entering each room. Background ventilators are adjustable and positioned to
encourage ventilation through each of the rooms. In rooms with more than one background
ventilator, all ventilators should be opened similar amounts to encourage through ventilation.
CO2 level Action
0 – 349 ppm Check monitor is working correctly and recalibrate or replace sensor
head if necessary
350 – 799 ppm None
800 – 999 ppm No immediate action but maintain daily monitoring
1,000 – 1,199 ppm Partially open background ventilators or leave room door partially open
1,200 – 1,499 ppm Fully open background ventilators or leave room door partially open
1,500 – 1,999 ppm Partially open window
Over 2,000 ppm Open window further and leave room door partially open
To achieve good air quality throughout your home, the ventilation actions identified above
should be replicated in all occupied apartments in the dwelling.

Section 4 (Safety)
4.0 Introduction
4.1 Access to buildings
4.2 Access within buildings
4.3 Stairs and ramps
4.4 Pedestrian protective barriers
4.5 Electrical safety
4.6 Electrical fixtures
4.7 Aids to communication
4.8 Danger from accidents
4.9 Danger from heat
4.10 Fixed seating
4.11 Liquefied petroleum gas storage
4.12 Vehicle protective barriers
4.13 Security
4.14 In-building physical infrastructure for high-speed electronic
communications network

Section 4 - Safety
4.0 Introduction
4.0.1 Background
Safety has been defined by the International Standards Organisation as ‘a state of freedom
from unacceptable risks of personal harm’. This recognises that no activity is absolutely
safe or free from risk. No building can be absolutely safe and some risk of harm to users
may exist in every building. Building standards seek to limit risk to an acceptable level by
identifying hazards in and around buildings that can be addressed through the Building
(Scotland) Regulations.
Deaths and serious injury to people in and around buildings occur in significant numbers
from accidents involving falls, collisions, entrapment, scalding, electrocution or malfunction
of fittings. Designers need to consider all aspects of design carefully to minimise risks
inherent in any building.
Not all issues relating to good practice are covered in this Technical Handbook.
Publications by organisations including the Royal Society for Prevention of Accidents
(RoSPA) may offer further information relevant to the safety of occupants of, and visitors
to, buildings.
Accessibility - buildings should be designed to consider safety and the welfare and
convenience of building users. An inclusive environment is one within which everyone,
regardless of age, disability or circumstance, can make use of facilities safely,
conveniently and without assistance to the best of their ability. Buildings that consider
future flexibility
of use also contribute to the creation of a more sustainable housing stock, simplifying
alterations. This can allow people to remain longer in their home, through changing
circumstances, with the minimum of disruption and inconvenience.
The guidance in this section, together with the guidance in Section 3, Environment relating
to accessibility, has been based around, and developed from, issues that are included in
‘Housing for Varying Needs’ and the Lifetime Homes concept developed by the Joseph
Rowntree Foundation.
Access statements - many designers and developers are familiar with the use of an
access statement as a means of assisting in the delivery of more inclusive buildings. This
records how access issues have been considered and developed from project inception,
through all stages of development, through to the final use of a building.
Where design proposals vary from guidance within this Handbook or, in the case of a
conversion where a standard is to be met as far as is reasonably practicable, relevant
information extracted from a project access statement may assist in determining
compliance.
Security - a dwelling that is safe and secure provides a positive contribution to the quality
of life of its occupants and contributes to the delivery of a more sustainable community.
Introducing basic measures to improve security can make unlawful entry into dwellings
physically more difficult and ensure the safety and welfare of occupants.

4.0.2 Aims
The intention of this section is to give recommendations for the design of buildings that will
ensure access and usability, reduce the risk of accident and unlawful entry. The standards
within this section:
• ensure accessibility to and within buildings and that areas presenting risk through
access are correctly guarded, and
• reduce the incidence of slips, trips and falls, particularly for those users most at risk,
and
• ensure that electrical installations are safe in terms of the hazards likely to arise from
defective installations, namely fire and loss of life or injury from electric shock or burns,
and
• prevent the creation of dangerous obstructions, ensure that glazing can be cleaned
and operated safely and to reduce the risk of injury caused by collision with glazing,
and
• safely locate hot water and steam vent pipe outlets, and minimise the risk of explosion
through malfunction of unvented hot water storage systems and prevent scalding by
hot water from sanitary fittings, and
• ensure the appropriate location and construction of storage tanks for liquefied
petroleum gas, and
• ensure that windows and doors vulnerable to unlawful entry are designed and installed
to deter house breaking.

The following is a summary of the changes that have been introduced since 1 October
2015.
• Standard 4.14 - Introduction of a new standard and supporting guidance covering the
provision of in-building physical infrastructure to facilitate the installation of high-speed
electronic communications networks.
• Appendix A - Additional defined terms added. Most of these new terms are as defined
within Article 2 of EU Directive 2014/61/EU.

Listed below are some pieces of legislation that may be relevant and/or helpful to those
using the guidance in this particular section.
The Electricity Safety, Quality and Continuity Regulations 2002 defines the duties of any
party supplying electricity to premises with regard to matters such as supply, equipment,
protection and provision of earthing.
The Gas Safety (Installations and Use) Regulations 1998 require that any person who
installs, services, maintains, removes, or repairs gas fittings must be competent. It covers
not only materials, workmanship, safety precautions and testing of gas fittings but also the
safe installation of all aspects of gas-fired combustion appliance installations.

4.0.5 Certification
The certification of construction (electrical installations to BS 7671) scheme has been
approved by Scottish Ministers to confirm compliance with relevant standards in Section 4.
- Building approval - Building standards - gov.scot (www.gov.scot).

4.1 Access to buildings

Mandatory Standard
Standard 4.1
Every building must be designed and constructed in such a way that all
occupants and visitors are provided with safe, convenient and unassisted
means of access to the building.
Limitation:
There is no requirement to provide access for a wheelchair user to:
a) a house, between either the point of access to or from any car parking
within the curtilage of a building and an entrance to the house where it
is not reasonably practicable to do so, or
b) a common entrance of a domestic buildings not served by a lift, where
there are no dwellings entered from a common area on the entrance
storey.
4.1.0 Introduction
An inclusive approach to design should be taken to ensure that buildings are as accessible
to as wide a range of people as possible. Solutions should be integral to a design rather
than an afterthought added in order to meet duties under building standards or other
legislation.
Inclusive design is not just relevant to buildings. It applies throughout any internal or
external environment, wherever people go about everyday activities. It should be a
continuous process, through all stages of the development of a building and involve
potential users. Advice on this topic is available in the joint BSD/Scottish Executive
Planning Division Planning Advice Note PAN 78: ‘Inclusive Design’ which promotes the
merits of an inclusive approach to the design of the built environment.
Whilst the guidance to this standard reflects general good practice, certain issues remain
outwith the scope of the building regulations. There are numerous publications offering
additional guidance on accessibility and inclusive design, including those listed below:
• BS 8300: 2009 – ‘Design of buildings and their approaches to meet the needs of
disabled people – code of practice’
• Housing for Varying Needs, Parts 1 & 2 - Communities Scotland
• 'Inclusive Mobility' – Department of Transport, 2002
• ‘Guidance on the Use of Tactile Paving Surfaces’, published jointly by The Scottish
Office and the Department for the Environment, Transport and the Regions (DETR).

practicable, and in no case be worse than before the conversions (regulation 12, schedule
6).
4.1.1 Accessible car parking to flats or maisonettes

The need for car parking serving a domestic buildings will commonly be determined by a
developer and may also be a condition of planning permission. Where car parking is
provided within the curtilage of a building containing flats or maisonettes, it should include
accessible spaces.
A proportion of car parking spaces should be designed to be accessible to a person with
mobility impairment, including a wheelchair user, and designated for use as such. These
parking spaces should be:
a. provided on a ratio of at least 1 per 20 parking spaces, or part thereof, and
b. located on a road surface that is level (with a gradient of not more than 1 in 50), and
c. not more than 45 m from a common entrance, and
d. clearly marked with the international symbol of access, and
e. provided with a dropped kerb access to an accessible route, and
f. where perpendicular or at an angle to a road, at least 4.8 m long x 2.4 m wide, outwith
which a delineated access zone at least 1.2 m wide to each long side and between the
end of the bay and any road is shown, or
g. where parallel to a road, at least 6.6 m long by 3.6 m wide, as shown below.
Figure 4.1 Off- and on-street accessible car parking

4.1.2 Car parking within the curtilage of a dwelling

Where car parking is provided within the curtilage of a dwelling, a person should be able to
alight from a vehicle directly onto the firm surface of an accessible route to the dwelling.
Where a driveway or car parking space forms part of an accessible route to a dwelling, it
should be at least 3.3 m wide to allow a 900 mm wide pedestrian route past a parked car.
That portion of the driveway surface should be in accordance with the recommendations in
clause 4.1.4.
4.1.3 Accessible routes

Regardless of how they arrive within the curtilage of a building, a person should then be
able to travel conveniently and without assistance to an entrance of a building. Routes to a
building that are too steep, too narrow or poorly surfaced, or that contain steps or other
obstructions, will make access difficult or impossible for many people. To prevent this, a
route to an entrance should be provided that is accessible to everyone.
An accessible route should contain no barriers, such as kerbs, steps or similar
obstructions that may restrict access. Street furniture can present a hazard, particularly to
a wheelchair user or a person with a visual impairment and should be located outwith the
width of an accessible route. Use of low-level bollards or chain-linked posts, for example,
can be particularly hazardous.
There should be an accessible route to the accessible entrance of a single dwelling from:
• a road, and
• any car parking within the curtilage of the dwelling.
There should be an accessible route to the common entrance of a building containing flats
or maisonettes and to an accessible entrance of any dwelling not reached through a
common entrance, from:
• a road, and
• any accessible car parking (see clause 4.1.1) within the curtilage of the building.
Gradient of accessible route - as steeper gradients are more difficult to negotiate, level
or gently sloping routes should be used where possible, in preference to ramps. An
accessible route should be:
• level, which for the purpose of this guidance is a gradient of not more than 1 in 50, or
• gently sloping, which for the purpose of this guidance is a gradient of more than 1 in 50
and not more than 1 in 20, or
• ramped, with a gradient of more than 1 in 20 and not more than 1 in 12
The cross-fall on any part of an accessible route should not exceed 1 in 40.
Gently sloping gradients should be provided with level rest points of not less than 1.5 m
in length, at intervals dependent on the gradient of the sloping surface. This should follow
the same relationship given for ramp flights, e.g. up to 20 m apart for a slope of 1 in 30,
30 m for a slope of 1 in 40 and so on.
Recommendations for ramps are provided in the guidance to Standard 4.3.

Complementary steps - ramps are not necessarily safe or convenient for an ambulant
person with mobility impairment, and can be more difficult and dangerous to negotiate than
steps. Therefore, on a route serving more than 1 dwelling, any ramped access, having a
rise of more than 300 mm, should be complemented by an alternate, stepped means of
access.
There may be stepped access to a route serving a single house where it is not reasonably
practicable to construct an accessible route, such as on a steeply sloping site. As a
guideline, if a ramp to an accessible entrance can be formed within the curtilage of the
dwelling with one change in direction between the bottom of the ramp and the top landing,
access should be considered reasonably practicable.
Where an accessible route cannot be provided from a road, it may still be practicable to
construct an accessible route by providing a car parking space within the curtilage of the
dwelling. It is only where it is not reasonably practicable to construct an accessible route
from either a road or from car parking within the curtilage of the dwelling that a stepped
access solution may be proposed.
4.1.4 Surface to accessible routes

For safety and convenience in use, the surface of an accessible route should be firm,
uniform and of a material and finish that will permit ease in manoeuvring. It should provide
a degree of traction that will minimise the possibility of slipping. This should take into
account both anticipated use and environmental conditions.
The surface of an accessible route, whether composed of modular paving units, formless
materials such as tarmac, or another durable material, should have a profile that will not
offer a trip hazard or result in standing water. It should be installed in accordance with a
code of practice relevant to the material, where such exists.
Surface elements such as drainage gratings and manhole covers should be of a type that
will not create a trip or entrapment hazard. Uneven surfaces, such as cobbles, or loose-
laid materials, such as gravel, will present difficulties to many people and should not be
used.
Tactile paving - at a location where the footpath is level with a road surface, such as at a
dropped kerb, tactile paving should be used to provide warning to a person with a visual
impairment of the presence of a vehicular route. This need not apply to a route within the
curtilage of a single dwelling. Information on use of tactile paving on footpaths is given in
'Guidance on the Use of Tactile Paving Surfaces'.
4.1.5 Length of accessible routes

The longer a pedestrian route, the greater difficulty it can present to many people.
Therefore, in addition to minimising gradients where possible, as recommended in clause
4.1.3, the length of an accessible route to an accessible entrance of a building should be
limited to 45 m.
4.1.6 Width of accessible routes

The width of a pedestrian route to a building should reflect how it will be used. For
example, most public footpaths are at least 1.8 m wide, which allows two-way traffic under
most circumstances.
The clear and unobstructed surface width of an accessible route should generally be at
least 1.8 m, unless:
• giving access to not more than 10 dwellings, where the minimum surface width may be
not less than 1.2 m. This will accommodate any person where traffic is in a single
direction of travel. To allow for passing, localised widening of any route less than 1.8 m
wide to at least 1.8 m should be made at any junction and change of direction and,
where the whole length of the route is not visible, also at not more than 10 m intervals
along the route, or
• giving access to a single dwelling, where effective width may be not less than 900 mm,
recognising reduced levels of traffic.
On an accessible route serving more than one dwelling, a level footpath of not less than
1.0 m in width should be maintained to the rear of the slope of any dropped kerb.
Any gate across an accessible route should offer a clear opening width of at least 850 mm.
4.1.7 Accessible entrances

Each common entrance to a domestic building and at least one entrance to a dwelling
should be an accessible, designed to present as little restriction to passage as possible.
Whilst an accessible entrance to a house is commonly the front or main entrance, an
alternate entrance may be designated as the accessible entrance where this provides a
more convenient or practical route into the dwelling.
An accessible entrance to a building should:
a. have an unobstructed entrance platt of at least 1.2 m by 1.2 m, with a crossfall of not
more than 1 in 50, if required to prevent standing water, and
b. have a means of automatic illumination above or adjacent to the door, and
c. have an accessible threshold, and
d. have a door leaf giving a clear opening width of at least 800 mm in accordance with
the diagram below, and
e. if fitted with a door closing device, be operable with an opening force of not more than
30 N (for first 30º of opening) and 22.5 N (for remainder of swing) when measured at
the leading edge of any door leaf, and
f. if not a powered door, have an unobstructed space to the opening face of the door,
next to the leading edge, of at least 300 mm.
However where there is not an accessible route to a single house, the guidance in sub
clauses (a) and (c) above need not be followed.
Clear opening width - the projection of ironmongery which extends across the width of a
door leaf, such as an emergency push bar for escape or a horizontal grab rail, should be
subtracted when calculating the clear opening width.

Figure 4.2 Accessible entrance door
4.1.8 Common entrances

In addition to the recommendations in clause 4.1.7, a common entrance to a domestic
building should have:
a. an unobstructed entrance platt, measuring at least 1.5 m by 1.5 m, with a crossfall of
not more than 1 in 50 if required to prevent standing water, and
b. a canopy, recessed entrance or similar means of protecting people entering the
building from exposure to the elements, and
c. a glazed vision panel, as described below, and
d. a door entry system.
Weather protection - the form that weather protection should take will vary with location
and exposure of the building. However an example of minimum provision might be a
canopy or recess, 750 mm deep, across the width of the entrance platt, with an underside
not more than 2.3 m above entrance level. It is recognised that there are circumstances
where provision of weather protection may not be practicable or may be constrained by
other permissions.
Glazed vision panels - to assist in preventing collisions, a clear glazed vision panel or
panels to a door should give a zone of visibility from a height of not more than 500 mm to
at least 1.5 m above finished floor level. This may be interrupted by a solid element
between 800 mm and 1.15 m above floor level. A vision panel is not needed to a powered
door controlled by automatic sensors or where adjacent glazing offers an equivalent clear
view to the other side of a door.
Guidance relevant to specific door types such as revolving doors or powered doors is
given in the non-domestic Technical Handbook.
4.1.9 Accessible thresholds

To be accessible, a door should not present unnecessary barriers to use, such as a step
or raised profile at a threshold that might present difficulties to a wheelchair user or be an
entrapment or trip hazard to an ambulant person, whether or not using a walking aid.

Figure 4.3 Generic threshold profile
An accessible threshold should meet the following criteria:

• thresholds should be designed to prevent the ingress of rain. Details in the DETR
publication ‘Accessible Thresholds in New Housing’ gives guidance on how this might
be achieved
• externally, the surface of the platt should be not more than 10 mm below the leading
edge of any sill, with any exposed edge chamfered or rounded
• an external sill or internal transition unit should be at an angle of not more than 15º
from the horizontal and, if sloping, be not more than 150 mm in length
• the threshold should either be level or of a height and form that will neither impede
unassisted access by a wheelchair user nor create a trip hazard. A threshold piece
should have a height of not more than 15 mm, with any vertical element of more than
5 mm height being pencil-rounded or chamfered to an angle of not more than 45º from
the horizontal
• if the finished internal floor level is more than 15 mm below the top of the threshold, an
internal transition unit, of not more than 15º to the horizontal, finishing not more than
5 mm above the internal floor surface may be used, in accordance with the guidance
above. In new buildings, this should normally only be needed to allow flexibility in
subsequent fitting of differing thickness of floor coverings.
4.1.10 Alteration and extension

Where a dwelling is altered or extended, this work should not adversely affect an existing
accessible entrance.
Where a dwelling does not have an accessible entrance, one need not be provided to the
existing dwelling, or to the extension, as this will not result in the building failing to meet
the standard to a greater degree.
Where an accessible entrance exists, any works should ensure that the existing entrance
remains accessible. If this is not possible, a new accessible entrance should be provided
elsewhere into the dwelling. Such an entrance should also maintain accessibility within the
dwelling, as set out in guidance to Standard 4.2.

4.2 Access within buildings

Mandatory Standard
Standard 4.2
a) in non-domestic buildings, safe, unassisted and convenient means of
access is provided throughout the building
b) in residential buildings, a proportion of the rooms intended to be used
as bedrooms must be accessible to a wheelchair user
c) in domestic buildings, safe and convenient means of access is
provided within common areas and to each dwelling
d) in dwellings, safe and convenient means of access is provided
throughout the dwelling, and
e) in dwellings, unassisted means of access is provided to, and
throughout, at least one level.
Limitation:
There is no requirement to provide access for a wheelchair user:
a) in a non-domestic building not served by a lift, to a room, intended to
be used as a bedroom, that is not on an entrance storey, or
b) in a domestic building not served by a lift, within common areas and to
each dwelling, other than on an entrance storey.
4.2.0 Introduction
Circulation areas within a building should allow occupants to move around freely and
without difficulty, to the best of their ability. Lack of space can make movement around a
building difficult for many people and hamper activities such as carrying or moving large
items.
The design process should consider how the building can be used by as wide a range of
people as possible, including use by a person in a wheelchair, though it is recognised that
this may not be to the optimum standard that can be achieved within purpose-built
dwellings.
Improvement to circulation within dwellings under this standard, together with the
provision, on one level, of an enhanced apartment, and kitchen (Standard 3.11) and
accessible sanitary accommodation (Standard 3.12) will assist in creating more
sustainable homes.
Whilst the guidance to this standard reflects general good practice, certain issues remain
outwith the scope of the building regulations. There are numerous publications offering
additional guidance on accessibility and inclusive design, including those listed below:

• BS 8300: 2009 – ‘Design of buildings and their approaches to meet the needs of
disabled people – code of practice’
• Housing for Varying Needs, Parts 1 & 2 – Communities Scotland.
6).
4.2.1 Horizontal circulation in common areas of domestic buildings

The common areas of domestic buildings containing flats or maisonettes, though secured
against unauthorised entry, remain in effect a public or shared area. As an enclosed
space, it is important that provisions made on the approach to the building are maintained
within these areas.
There should be level or ramped access within the common areas of a domestic building:
• from a common entrance to the entrance of any dwelling or communal facilities on the
entrance storey and to any passenger lift, and
• where a passenger lift is installed, from the passenger lift to any dwelling and to any
communal facilities on an upper storey.
Circulation routes within common areas should allow safe and convenient passage and
provide space for manoeuvring at junctions and when passing through doorways. All
corridors therefore should have a minimum width of at least 1.2 m.
To allow manoeuvring space for both people and furniture, routes should be widened
locally, at changes of direction, junctions and at the landing of any lift, to accommodate,
clear of any obstruction, a 1.5 m turning circle.
Obstructions - other than on a wall opposite a doorway, or in the areas noted above, an
obstruction such as a radiator may project up to 100 mm, reducing corridor width to not
less than 1.1 m, over a maximum length of 900 mm.
Gently sloping surfaces - within a building, unidentified gradients may disorient building
users and the need for gently sloping surfaces on circulation routes should be considered
carefully before use. Level rest points on gently sloping routes should be provided as
recommended in clause 4.1.3. Where not extending across the full width of a room or
corridor, guarding should be provided to any exposed edge of such an area as for a ramp
flight, as noted in the guidance to Standard 4.4.
4.2.2 Floor surfaces in common areas of domestic buildings

Floor surfaces within common areas should be uniform, permit ease in manoeuvring and
be of a material and finish that, when clean and dry, will provide a level of traction that will
minimise the possibility of slipping.
Where there is a change in the characteristics of materials on a circulation route, such as
from a tile to carpet finish, transition should be level and, where reasonably practicable,
differing surfaces should contrast visually to identify the change in material and reduce the
potential for trips.

4.2.3 Lobbies in common areas of domestic buildings

Use of a lobby can reduce the effect of external conditions on the interior of a building and
may also contribute to fire safety. However where two sets of doors are in close proximity,
this can present a hazard and a potential barrier to access.
Any lobby at the entrance to or within the common areas of a domestic building should
allow a person to pass through whilst remaining clear of the swing of doors. A rectangular
area, outwith any door swing, of at least 1.6 m long by 750 mm wide will permit safe
passage of, for example, a person in a wheelchair and a companion.
Figure 4.4 Accessible lobby dimensions
Where either door can be secured by a locking device, a lobby should be not less than
1.5 m wide. This will permit a wheelchair or pram to be turned around should passage be
denied.
4.2.4 Doors within common areas of a domestic building

Doors within the common areas of a domestic building should present as little restriction to
passage as practicable and be constructed in a manner that does not present a hazard or
a potential barrier to access.
A door located within the common areas of a domestic building should:
a. if fitted with a threshold, have an accessible threshold, and
b. have a door leaf giving a clear opening width in accordance with the table below, and
c. where across a circulation route or giving access to communal facilities, have a glazed
vision panel in any opening leaf, as described in clause 4.1.8, and
d. have a door leaf that, if fitted with a door closing device, be operable with an opening
force of not more than 30 N (for first 30º of opening) and 22.5 N (for remainder of
swing) when measured at the leading edge of the leaf, and

e. if not a powered door, have an unobstructed space to the opening face of the door,
next to the leading edge, of at least 300 mm.
Table 4.1 Width of doors
Minimum corridor Minimum clear opening
width at door (mm) width (mm) [1]
1500 800
1200 825 [2]
900 [3] 850 [2]
1. The projection of any ironmongery that extends across the width of a door leaf, such
as an emergency push bar to a fire exit or horizontal grab rail, should be subtracted
when calculating the clear opening width.
2. The clear opening width may be 800 mm where a door is approached head-on.
3. A corridor width of less than 1.2 m should not be present within new buildings but may
be found within some existing buildings.
A door should not open onto a circulation route in a manner that creates an obstruction,
other than a door to a cupboard or duct enclosure that is normally locked in a closed
position.
4.2.5 Vertical circulation in common areas of domestic buildings

Stairs in common areas should be designed to be accessible to a person with reduced
mobility, as described in guidance to Standard 4.3. There should be an accessible stair
between each level of a building.
Level access, or access by a stair or ramp device should be provided to any storey, or part
of a storey. However it is recognised that it may not be necessary or, in some cases,
reasonably practicable to provide full access to all parts of a building. Consequently, such
access need not be provided to any storey, or part of a storey:
• containing only fixed plant or machinery, the only normal visits to which are
intermittent, for inspection or maintenance purposes, or
• where access is restricted to suitably trained persons for health and safety reasons,
such as to walkways giving access only to machinery or to catwalks and working
platforms, reached by industrial ladder.
Installation of a passenger lift will allow all dwellings on upper storeys to be reached
from a common entrance level. However it is recognised that it may not always be
reasonably practicable to provide lift access within all domestic buildings .
Therefore, a building containing flats or maisonettes may be constructed without a
passenger lift where not more than 4 storeys in height and where there is no dwelling with
a principal living level at more than 10 m above either a common entrance level or the
level of the lowest storey.
In any building above this height, or where there are communal facilities on a level other
than a common entrance level, there should be a means of unassisted access. This
should serve each level of the building that contains a common entrance, an entrance to a

dwelling or communal facilities. Unassisted access between storeys should be by

passenger lift, with the installation meeting the recommendations of BS EN 81-70: 2003.
Any passenger lift should be designed and installed to include the following:
a. a clear landing at least 1.5 m x 1.5 m in front of any lift entrance door, and
b. automatic lift door(s), with a clear opening width of at least 800 mm, fitted with sensors
that will prevent injury from contact with closing doors, and
c. a lift car at least 1.1 m wide by 1.4 m deep, and
d. within the overall dimensions of the lift car, a horizontal handrail, of a size and section
that is easily gripped, 900 mm above the floor on each wall not containing a door, and
e. within a lift car not offering through passage, a mirror on the wall facing the doors,
above handrail height, to assist a wheelchair user if reversing out, and
f. within the lift car, tactile storey selector buttons and, in a lift serving more than 2
storeys, visual and voice indicators of the storey reached, and
g. controls on each level served, between 900 mm and 1.1 m above the landing, and
within the lift car on a side wall between 900 mm and 1.1 m above the car floor and at
least 400 mm from any corner, and
h. on the landing of each level served, tactile call buttons and visual and tactile indication
of the storey level, and
i. lift doors, handrails and controls that contrast visually with surrounding surfaces, and
j. a signalling system which gives notification that the lift is answering a landing call, and
k. a system which permits adjustment of the dwell time after which the lift doors close,
once fully opened, to suit the level of use, and
l. a means of two way communication, operable by a person with a hearing impairment,
that allows contact with the lift if an alarm is activated, together with visual indicators
that an alarm has been sounded and received.
4.2.6 Accessibility within a storey of a dwelling

To ensure facilities within a dwelling can be reached and used by occupants, each storey
within a dwelling should be designed to be accessible. There should be safe and
convenient access to and throughout each storey other than to a level which comprises
solely of storage and/or such accommodation as may be accessed via a 600 mm wide
stair. Each accessible level or storey within a dwelling should have:
a. corridors with an unobstructed width of at least 900 mm wide. This may be reduced to
800 mm over a maximum length of 900 mm by permanent obstructions, such as
radiators, or a future stair lift parking space, except on a wall opposite a doorway, and
b. corridors that are large enough to accommodate an unobstructed area of 1.1 m by
800 mm which, where a door being used opens into the corridor, is oriented in the
direction of entry and is clear of the door swing, and
c. doors with a minimum clear opening width in accordance with the following table to
each room, including any apartment, kitchen or sanitary facility.

Table 4.2 Width of door openings

Minimum clear
Location
opening width
Door from a corridor with a 775 mm
minimum width of 1050 mm
Door from a corridor with a 800 mm [1]
minimum width of 900 mm
Door between rooms 775 mm
Door to en-suite sanitary 670 mm
accommodation
1. The opening width may reduce to 775 mm where a door is approached head-on.
Principal living level - in addition, there should be unassisted access to the basic
accommodation needed in any dwelling. The principal living level of a dwelling, normally
also the entrance storey, should contain at least one enhanced apartment (see clause
3.11.2), a kitchen (see clause 3.11.3) and accessible sanitary accommodation (see clause
3.12.3). This accommodation should be either on one level or, if on different levels within a
storey, accessible without a stepped change of level.
4.2.7 Access between storeys in a dwelling

Where a dwelling has accommodation on more than one level, the levels containing
accommodation should be connected by a stair or ramp within the dwelling following the
guidance given under Standard 4.3.
However the guidance under Standard 4.3 need not be applied to a fixed means of access
leading only to a storey or level containing storage, though access to such a level must still
meet Standard 4.3 and offer safe passage.
4.2.8 Unassisted access between storeys in a dwelling

Not everyone can use stairs unassisted. This may mean that the upper levels of a dwelling
are not accessible to some occupants. Guidance elsewhere considers situations where
occupants, incapacitated for a short period of time, might live within one storey.
However this is not generally appropriate for longer term illness or infirmity, where a more
permanent, inclusive, solution is required.
Provision should be made for future installation of a means of unassisted access, both
within a storey and between storeys.
To allow for future installation of a stair lift, any stair giving access to a principal living
level or to accommodation greater than may be accessed via a 600 mm wide stair (see
clause 4.3.3) should:
• have an area of wall not less than 700 mm in length, or an equivalent space, adjacent
to the bottom riser of a stair and clear of any obstruction, fitting or doorway, to allow for
parking of a stair lift at rest position. This space should be not less than 400 mm in
depth, and

• have a similar area of not less than 200 mm in length, on the same side of the flight, at
landing level adjacent to the top nosing of the stair, to assist in transfer at the upper
level, allowing for projection of a stair lift track.
Figure 4.5 Future provision for unassisted access
4.2.9 Split level storeys

Any change of level within a storey should not compromise access to facilities within the
principal living level of a dwelling.
A storey may be split level provided a stepped change of level does not divide the
accommodation forming the principal living level of a dwelling (see clause 4.2.6). In
addition, if a stepped change of level is proposed on an entrance storey containing the
principal living level, the route from the accessible entrance of the dwelling to the
accommodation forming the principal living level should be without a stepped change of
level.
4.2.10 Dwellings with limited entrance storey accommodation

Where a dwelling, such as a townhouse or upper villa flat, contains no, or only limited,
accommodation on the entrance storey, this can make access to the basic facilities within
the dwelling more difficult for many people.
Where the entrance storey of a dwelling is not also the principal living level, the first storey
above or below entrance storey which contains an enhanced apartment, kitchen and
accessible sanitary accommodation is considered to be the principal living level.
Where there is not level or ramped access from the accessible entrance of a dwelling to
the principal living level, the principal living level should be made accessible to as wide a
range of occupants as possible and, accordingly:
a. a stair, from an accessible entrance to the principal living level, should follow the
guidance on rise, going and pitch for ‘any other stair’ given in clause 4.3.2, and
b. provision for installation of a stair lift should be made as described in clause 4.2.8, and

c. entrance level accommodation should contain an area of at least 800 mm wide by 1.1
m long that would permit storage of a wheelchair or pram. This should be outwith the
minimum corridor width noted in clause 4.2.6 and clear of any door way, door swing,
stair landing or space identified for a future stair lift installation.
Where the entrance level of such a dwelling contains 2 or more apartments, there should
also be an accessible toilet on the entrance level in accordance with the guidance in
clause 3.12.3. This is in addition to accessible sanitary facilities on the principal living level.
There should be level or ramped access from the accessible entrance of the dwelling to
this accessible toilet and at least 1 of the apartments on the entrance storey.

Where accommodation within a dwelling meets the recommendations in clauses 4.2.6 to
4.2.10, any works to the dwelling should maintain compliance.
Where alteration of a building includes work to, or provision of, a new circulation area,
guidance should be followed as far as is reasonably practicable. This recognises that
physical constraints within an existing building may mean compliance with space provision
is not always possible.
Consequential alterations - where existing accommodation does not meet the provisions
set out in guidance, it need not be altered to comply except for consequential work,
needed to ensure compliance with another standard. An example would be where an
accessible entrance has been relocated and alterations are required to circulation space to
maintain accessibility within the building.

4.3 Stairs and ramps

Mandatory Standard
Standard 4.3
Every building must be designed and constructed in such a way that every level
can be reached safely by stairs or ramps.
4.3.0 Introduction
Half of all accidents involving falls within and around buildings occur on stairways, with
young children and elderly people being particularly at risk. This risk can be greatly
reduced by ensuring that any change in level incorporates basic precautions to guard
against accident and falls.
Stairs and ramps should be constructed to be within limits recognised as offering safe and
convenient passage and designed so that any person who is likely to use them can do so
comfortably and safely, with the minimum amount of difficulty. Design should also address
the issue of appropriate guarding, where a level change is made, and seek to eliminate
any possible trip hazards.
Explanation of terms - The following terms are explained to provide clarity to their meaning
in the Technical Handbooks.
Private stair means a stair wholly within a dwelling. It may also apply to any stair within
the curtilage of a single dwelling, which is not accessible to the public. This might include,
for example, a stair from a dwelling to a private garden, or a stair providing access to or
within a domestic garage. It should not, however include any external stair that forms a
part of an accessible route to the dwelling.
Tapered tread means a stair tread in which the nosing is not parallel to the nosing of the
tread or landing next above.
Conversions - in the case of conversions as specified in regulation 4, the building as
6).

4.3.1 Measurement for stairs

Figure 4.6 Measurement for stairs
4.3.2 Rise, going, tread and pitch of stairs

The geometry of a stair flight can have a significant effect on the ability of people to use a
stair safely and conveniently and limits should be placed on the rise and going of a stair,
and steepness of pitch.

The pitch of a private stair flight may be steeper than that of a public flight (any other stair)
in recognition that users, as occupants, will be more familiar with the stair through frequent
use.
To provide safe and convenient access, the rise, going, tread and pitch of a flight in a stair
should be in accordance with the following table:
Table 4.3 Stair geometry – private stair
Minimum rise Maximum rise Minimum going Maximum
Tread
(mm) (mm) (mm) pitch
100 220 225 not less than going 42º
Table 4.4 Stair geometry – Any other stair, including to a domestic building or within
the common area of a building containing flats or maisonettes
Minimum rise Maximum rise Minimum going Maximum
Tread
(mm) (mm) (mm) pitch
100 170 250 not less than going 34º
1. All rises in a flight should be of uniform height.
2. In a straight flight, or in a part of a flight that is straight, measurement should be
uniform along the centreline of the flight.
3. Where a flight consists partly of straight and partly of tapered treads, the going of the
tapered treads should be uniform and should not be less than the going of the straight
treads.
4. The going measured at the narrow end of a tapered tread should be at least 50 mm
(see diagram to clause 4.3.1).
5. The aggregate of the going and twice the rise should be at least 550 mm and not more
than 700 mm. For example, stairs provided with the minimum going of 250 mm
would result in rises of at least 150 mm.
6. The maximum rise and minimum going on a private stair should not be used together
as this will result in a pitch greater than the recommended maximum.
7. Clause 4.2.10 should be referred to for exceptions where a private stair should meet
the above recommendations for ‘any other stair’.
The most comfortable combination of rise and going varies between individuals but in
general, a going in excess of the minimum, resulting in a figure in the upper end of the
range in note 5 above, will increase both safety and amenity.
4.3.3 Width of stair flights and landings

The clear, or effective, width of a stair should allow users to move up and down
unhindered and permit people to pass on a flight.
The effective width should be measured between handrails or, where there is no handrail
present, between any walls or protective barriers. It should be clear of obstructions, as

described in the diagram to clause 4.3.1. The effective width of a stair should be not less
than 1.0 m, or otherwise in accordance with the recommendations of the following table:
Table 4.5 Effective widths of flights and landings
Private Stair Any other stair
900 mm [1], such as from one storey 1.0 m generally, such as to an external flight to
to another or connecting levels within a domestic building or a common access within
a storey or a building containing flats or maisonettes, or
600 mm where it serves only sanitary 900 mm to an external flight serving a single
accommodation and/or one room dwelling, to which the public have access.
other than accessible sanitary
accommodation, a kitchen or an
enhanced apartment.
1. The effective width of a private stair may be 800 mm where a continuous handrail is
fitted to both sides of a flight.
The projection of any stringer or newel post into this width should be not more than
30 mm.
A stair lift may be fitted to a private stair and may project into the effective width of the
stair. However in such cases, at least 1 handrail should be present as described in clause
4.3.14 and, when not in use, the installation should:
a. permit safe passage on the stair flight and any landing, and
b. not obstruct the normal use of any door, doorway or circulation space.
Clause 4.2.8 gives guidance on the space to be provided adjacent to a stair flight to
accommodate a future stair lift installation.
4.3.4 Number of rises in a flight

The act of climbing stairs can be tiring to many people. Whilst landings can provide a safe
resting point, the flight itself is not intended to do so. The maximum number of rises
between landings should therefore be limited.
Generally, a flight should have not more than 16 rises.
Below a minimum number of steps, it becomes difficult to signal a change of level, which
can contribute significantly to a trip hazard.
Generally, a flight should have at least 3 rises.
However people tend to take greater care at certain locations, such as at an external door,
and a single step or 2 steps may be appropriate under certain circumstances. There may
be less than 3 rises:
a. other than at an accessible entrance, between an external door of a building and the
ground or a balcony, conservatory, porch or private garage, or
b. wholly within an apartment other than where affecting provisions within an enhanced
apartment (see clause 3.11.2), or
c. wholly within sanitary accommodation, other than accessible sanitary accommodation
(see clause 3.12.3), or

d. between a landing and an adjoining level where the route of travel from the adjoining
level to the next flight changes direction through 90º (i.e. on a quarter landing as the
first step).
4.3.5 Risers and treads

All stairs providing access to and within buildings should be designed to be accessible by
most persons with reduced mobility.
Open risers on a flight can be a hazard. When ascending a stair, people may be at risk of
trapping the toes of shoes beneath projecting nosings, and of tripping as a result.
In addition, many may feel a sense of insecurity when looking through spaces present
between treads.
A stair should have contrasting nosings to assist in identifying the position of treads and
risers should be profiled to minimise tripping as shown below. Open rises should not be
used unless a stair is intended for descent only, such as in a dedicated escape stair on an
escape route.
Figure 4.7 Step profile examples
However a private stair may be constructed with open risers and without contrasting
nosings as occupants will be more familiar with the stair through frequent use.
Small children can climb or fall through gaps in stair treads and the size of such gaps
should be limited to prevent this. In a flight with open rises, the treads should overlap by at
least 15 mm. Any opening between adjacent treads in a flight should be small enough to
prevent the passage of a 100 mm sphere.
4.3.6 Stair landings

Clear space is needed to the head and foot of any stair flight to allow people to move
between a flight and an adjacent level surface safely. People may also wish to pause on
stairs, particularly during ascent, and any intermediate landing should provide a temporary
respite and be of a size to allow this whilst still permitting others to pass safely.
A stair landing should:
• be provided at the top and bottom of every flight. A single landing may be common to 2
or more flights, and
• be level except, in external locations, for any minimal crossfall necessary to prevent
standing water, and

• have an effective width of not less than the effective width of the stair flight it serves,
and
• be clear of any door swing or other obstruction other than to a private stair as noted
below.
The minimum length of a stair landing, measured on the centreline of travel, should be
either 1.2 m or the effective width of the stair, whichever is less. However where, on an
intermediate landing, a change of direction of 90º or more occurs, the centreline length
need not be measured if the effective width of the stair is maintained across the landing.
On landings to external stair flights, where tactile paving is used, the minimum length of
landing should be 1.2 m.
Flights not needing a landing - other than at an accessible entrance, a landing need not
be provided to a flight of steps between the external door of:
• a dwelling and the ground, balcony, conservatory, porch or private garage, where the
door slides or opens in a direction away from the flight and the total rise is not more
than 600 mm, or
• a dwelling, or building ancillary to a dwelling, and the ground, balcony, conservatory,
or porch, where the change in level is not more than 170 mm, regardless of method of
door operation.
Obstructions - on a private stair, other than on an intermediate landing, common to 2
flights:
• a door to a cupboard or duct may open onto a top landing if, at any angle of swing, a
clear space of at least 400 mm deep is maintained across the full width of the landing
• a door may open on to a bottom landing, if, at any angle of swing, a clear space of at
least 400 mm deep is maintained across the full width of the landing and the door
swing does not encroach within space designated for future installation of a stair lift
(see clause 4.2.8).
4.3.7 Warning surfaces to landings of external steps

A sudden and unguarded change of level on an access route can present a hazard to a
person with a visual impairment. Therefore, on external routes serving more than one
dwelling, tactile paving should be used to alert people to the presence of a flight of steps.
The use of ‘corduroy’ tactile paving identifies this hazard and advises users to ‘proceed
with caution’. It should be provided at the head and foot of any flight of external steps,
forming a strip 800 mm deep, positioned 400 mm from the first step edge, as noted below.
On any landing mutual to a flight of steps and a ramp, tactile paving should lie outwith the
landing area of any ramp flight, to prevent possible confusion which might lead to injury.

Figure 4.8 Use of corduroy tactile paving
General information on use of tactile paving, including options on intermediate landings, is

given in 'Guidance on the Use of Tactile Paving Surfaces'.
4.3.8 Stair landings serving outward opening fully glazed doors

Conservatories and similar extensions are an increasingly prevalent addition to many
dwellings. If the conservatory or extension is intended to be the accessible entrance, the
guidance to Standard 4.1 should be followed. If the entrance is not the accessible entrance
and has an outward opening fully glazed door, a landing, of a length shown in the following
diagram should be in accordance with the guidance in clause 4.3.6. These recommended
landing lengths may also be appropriate for fully glazed doors leading from a dwelling
directly into a conservatory.
4.3.9 Stair flights consisting of both straight and tapered treads

On that part of a flight consisting of tapered treads, the going of the tapered treads should
be uniform and should not be less than the going of the straight treads. At the inner end of
the tread, the going should be at least 50 mm. Tapered treads on a stair should be
constructed in accordance with BS 585: Part 1: 1989, Appendices B1 and B3, irrespective
of material or whether it contains open rises. However guarding should be in accordance
with the guidance in clause 4.4.2.
In a flight less than 1 m wide the going should be measured at the centre line of the flight
as described in clause 4.3.1. In a flight 1 m wide or more the going should be measured at
2 points, 270 mm from each end of the tread, as described in clause 4.3.1 and the
minimum going should be at least the going of the straight treads.

Figure 4.9 Landings serving outward-opening fully glazed doors
4.3.10 Stair flights consisting wholly of tapered treads

Stairs formed from tapering treads, particularly where forming a spiral, can present greater
difficulties in use for many people than straight flights. There should be an appropriate
level of safety and amenity on such stairs, particularly where used as a primary means of
access.
A flight consisting wholly of tapered treads, forming a helix or spiral, should be constructed
to give safe passage. To achieve this, it should be constructed in accordance with the
guidance in BS 5395: Part 2: 1984, but account should be taken of the following guidance
clauses:
• minimum and maximum rise should be as recommended in clause 4.3.2, and
• the effective width should be as recommended in clause 4.3.3, and
• the maximum number of rises on a flight should be as recommended in clause 4.3.4,
and
• other than on a private stair, risers and treads should be as recommended in clause
4.3.5, and
• handrails should be as recommended in clauses 4.3.14 and 4.3.15, and
• protective barriers should be as recommended in clause 4.4.2.

4.3.11 Pedestrian ramps

Surfaces with a gradient of 1 in 20 to not more than 1 in 12 are considered to be ramps
and recommendations are made on such surfaces to ensure the safety and amenity of
users. Gradients of more than 1 in 12 are considered too steep to negotiate safely and are
not recommended.
Steep gradients require both greater effort to ascend and more care when descending. As
a general principle, the steeper the gradient of a ramp, the shorter the flight should be. A
pedestrian ramp should be constructed in accordance with the following table:
Table 4.6 Gradient, length and rise of a flight in a pedestrian ramp
Maximum gradient Maximum length
Maximum rise
of flight of flight
1 in 20 10 m 500 mm
1 in 15 5m 333 mm
1 in 12 2m 166 mm
More than 1 in 12 Not recommended not recommended
1. The maximum flight length for a particular gradient can be interpolated as follows: 3 m
long for a gradient of 1 in 13, 4 m long for a gradient of 1 in 14, and so on.
4.3.12 Width of ramps flights

The width of a ramp should relate to the intensity of use. For example, an unobstructed
width of 1.8 m is the minimum that will allow two wheelchair users to pass safely. As a
ramp flight will normally be enclosed between flanking handrails or guarding, it is important
that this width still offers safe and convenient passage.
The effective width of a ramp flight should be at least 1.0 m. Effective width is measured
between handrails, or where there are no handrails, the protective barrier or inside face of
any wall or guarding kerb, and should be clear of any obstructions.
4.3.13 Ramp landings

Clear space is needed to the head and foot of any ramp flight to allow people to move
between a flight and an adjacent level surface safely. This should permit manoeuvring of a
wheelchair without obstructing passage or the need to encroach into circulation routes or
onto a ramp flight.
A ramp landing should:
• be provided at the top and bottom of every flight. A single landing may be common to
2 or more flights, and
• be level except, in external locations, for any minimal crossfall necessary to prevent
standing water, and
• have an effective width not less than the effective width of the flight it serves, and
• be clear of any door swing or other obstruction.

The unobstructed length of a landing should be not less than 1.5 m, to allow space for
wheelchairs or prams to stop after travelling down a flight and to provide manoeuvring
space.
Where the entire length of a series of ramp flights is not visible from either the top or
bottom landing, intermediate landings should have an effective width of not less than
1.8 m, to provide passing places during ascent or descent.
4.3.14 Handrails to stairs and ramps

Handrails to stair and ramp flights will provide support and assist safe passage. As the full
width of a flight may be used, either by people passing or by a person who favours one
side, a handrail should generally be provided to both sides of a stair or ramp flight.
A handrail should be provided to both sides of any flight where there is a change of level of
more than 600 mm, or where the flight on a ramp is longer than 2 m. However:
• handrails may be omitted to the flight of a ramp, serving a single dwelling, where the
change in level is less than 600 mm, and
• a handrail need only be provided to one side on a flight of a private stair.
Where a handrail is provided to only one side of a private stair flight, the side on which a
handrail is not fixed should permit installation of a second handrail at a future date. A
second handrail will provide additional support to a person using the stair and may be
installed provided a clear width of 800 mm is maintained.
Figure 4.10 Handrails to stairs and ramps
The extension of a handrail at landings allows an individual to steady themselves before

ascending or descending. For a person with impaired vision, the change in slope of the
handrail and its return into a wall can also signal the start or finish of a flight.
A handrail on a stair or ramp flight should:
a. extend at least 300 mm beyond the top and bottom of the flight as shown in the
diagram above. However the 300 mm extension may be omitted where the handrail
abuts a newel post, and

b. have a profile and projection that will allow a firm grip, and
c. end in a manner, such as a scrolled or wreathed end, that will not present a risk of
entrapment to users, and
d. contrast visually with any adjacent wall surface.
However only sub clause (b) need be provided on a private stair or to a ramp providing
access within a single dwelling, as users are likely to be familiar with the layout and use of
the flight.
A stair or ramp that is more than 2.3 m wide should be divided by a handrail, or handrails,
in such a way that each section is at least 1.1 m and not more than 1.8 m wide. This does
not apply to a stair between an entrance door to a building and ground level where not
forming part of an escape route.
4.3.15 Height of handrails

A handrail should be fixed at a height of at least 840 mm and not more than 1.0 m,
measured vertically above the pitch line of a flight on a stair or ramp and on a landing
where a handrail is provided.
4.3.16 Headroom on stairs and ramps

A flight or landing on a stair or ramp should have clear headroom of at least 2.0m
extending over the whole of the effective width. Height should be measured vertically from
the pitch line of the flight or from the surface of the landing.
In a dwelling where any portion of a flight or landing lies outwith the area needed to
maintain the effective width of a flight or landing, a reduction in headroom may be
considered, provided that no dangerous obstructions or projections are created.
Figure 4.11 Headroom on stairs and ramps
4.3.17 Industrial stairs and fixed ladders

An industrial stair or fixed ladder serving an area in any building to which only limited
access is provided should be constructed so as to offer safe passage. This method of

access is not for public use and would only be expected to be provided in places such as
plant-rooms. A stair or ladder should be constructed in accordance with:
a. BS 5395: Part 3: 1985 or BS 4211: 2005, as appropriate, or
b. BS 5395: Part 2: 1984 where the stair is a spiral or helical stair.

4.4 Pedestrian protective barriers

Mandatory Standard
Standard 4.4
Every building must be designed and constructed in such a way that every
sudden change of level that is accessible in, or around, the building is guarded
by the provision of pedestrian protective barriers.
Limitation:
This standard does not apply where the provision of pedestrian protective
barriers would obstruct the use of areas so guarded.
4.4.0 Introduction
Protective barriers are necessary to prevent people in and around buildings from an
accidental fall at an unguarded change of level.
In assessing the type of barrier to be used, the likely hazards, the use of the building and
the risks to the people that may be present should all be considered. Any barrier should
minimise the risk of persons falling or slipping through gaps in the barrier.
Young children are often adept at climbing within their reach. It is important that the design
of protective barriers restrict the ability of young children to climb them, thereby reducing
the possibility of injury from falls.
6).
4.4.1 Location of pedestrian protective barriers

In the interests of safety, protective barriers should be provided where there is a sudden
change in level and the possibility of severe injury from a fall.
At a change of direction on an access route, a drop of any height can be a hazard,
particularly to a wheelchair user or a person with a visual impairment. A protective barrier
should be provided both where a significant drop occurs and in locations where a smaller
change of level may increase the risk of injury.
It is not practical to provide a barrier at every change in level, but a protective barrier for
pedestrians should be provided at the edge of:
a. every floor, stair, ramp, landing, raised floor or other raised area to which people have
access, where there is a difference in level of 600 mm or more, and
b. any change in direction on an access or circulation route which is raised above the
level of the surrounding surfaces.

However there is no need to provide a protective barrier in a location which would prevent
intended access route or be incompatible with the normal use of an area, such as to the
edge of a loading bay.
A wall, partition or area of fixed glazing, constructed in accordance with the
recommendations of clause 4.4.2, may act as a protective barrier.
To ensure a person can be aware of the presence of a protective barrier it should, unless
within a dwelling or forming part of a wall or partition, contrast visually with surrounding
surfaces. If a barrier is principally glazed, the recommendations for marking given in
clause 4.8.2 should be followed.
4.4.2 Design of pedestrian protective barriers

In and around domestic buildings, gaps in any protective barrier should not be large
enough to permit a child to pass through.
To ensure this, openings in a protective barrier should prevent the passage of a 100 mm
diameter sphere. However the space between a rise in a stair and the lowest edge of the
protective barrier may be larger than 100 mm, provided the lowest edge of the barrier is
not more than 50 mm above, and parallel to, the pitch line of the stair.
A protective barrier should be designed and constructed so that it cannot be easily climbed
by young children. The provision of potential hand and footholds should be minimised.
A protective barrier, and any wall, partition or fixed glazing accepted instead of a barrier
should be secure, capable of resisting loads calculated in accordance with BS EN 1991-1-
1 and the associated PD 6688-1-1 and be of a height as follows:
Table 4.7 Height of pedestrian protective barriers
Minimum height
Location
(mm) [1]
At the edge of a floor in front of walls, partitions and

fixed glazing incapable of withstanding the loads 800
specified in BS EN 1991-1-1/PD 6688-1-1
In front of an openable window 800 [2]
On a stair or ramp flight wholly within a dwelling 840 [3]
On a stair or ramp flight outwith a dwelling 900 [3]
To a gallery, landing or raised area within a dwelling 900
All other locations 1100
1. A handrail provided in accordance with clauses 4.3.14 and 4.3.15 may form the top of
a protective barrier if the heights in this table are met.
2. Protective barriers should be installed where the opening window has:
a. a sill that is less than 800 mm above finished floor level, and
b. an operation that will allow the possibility of falling out, and

c. a difference in level between the floor level and the ground level of more than
600 mm.
At 2 storeys or more above ground level, reference should be made to clause 4.8.4
where external glazing is cleanable from within the building.
3. Where a handrail forming the top of a protective barrier to a flight meets a protective
barrier to a landing, the height of the latter may be reduced for a distance not more
than 300 mm to permit a smooth junction.
4.4.3 Guarding to the edge of ramps

Where a continuous pedestrian protective barrier is not provided to the edge of a ramp
flight, a kerb upstand of at least 100 mm high should be provided to any open side of the
flight where there is a drop of any height. However the use of an upstand kerb alone in
open landscaping is not recommended as it may present a potential trip hazard.
Alternatively, an external ramp flight may be provided with a landscaped margin, level with
the edge or the ramp for a distance of 600 mm before any grading.

4.5 Electrical safety

Mandatory Standard
Standard 4.5
electrical installation does not:
a) threaten the health and safety of the people in, and around, the building, and
b) become a source of fire.
Limitation:
This standard does not apply to an electrical installation:
a) serving a building or any part of a building to which the Mines and Quarries
Act 1954 or the Factories Act 1961 applies, or
b) forming part of the works of an undertaker to which regulations for the
supply and distribution of electricity made under the Electricity Act 1989.
4.5.0 Introduction
The hazards posed by unsafe electrical installation are injuries caused by contact with
electricity (shocks and burns) and injuries arising from fires in buildings ignited through
malfunctioning or incorrect installations.
Concern has been expressed that risks have been increasing in recent years due to:
• the increasing prevalence and variety of electrical systems in buildings and the
demands being made on them
• the reduction in subscription to voluntary industry self-regulation schemes.
The intention of this standard is to ensure that electrical installations are safe in terms of
the hazards likely to arise from defective installations, namely fire, electric shock and burns
or other personal injury. Installations should:
• safely accommodate any likely maximum demand, and
• incorporate appropriate automatic devices for protection against overcurrent or
leakage, and
• provide means of isolating parts of the installation or equipment connected to it, as are
necessary for safe working and maintenance.
The standard applies to fixed installations in buildings. An installation consists of the
electrical wiring and associated components and fittings, including all permanently secured
equipment, but excluding portable equipment and appliances.
Appendix 6 of BS 7671: 2018 (The Wiring Regulations) provides specimen certificates that
may be completed by the person responsible for the installation. These can be issued to

the person ordering the works as evidence of compliance with the recommendations of the
British Standards.
‘Socket outlet’ means a fixed device containing contacts for the purpose of connecting to
a supply of electricity the corresponding contacts of a plug attached to any current-using
appliance.
4.5.1 Electrical installations

Electricity, when properly used, is a safe and convenient source of energy for heat, light
and power within buildings. However misuse may lead to significant harm to individuals
and buildings alike.
Risk of fire from an electrical installation should be minimised. In normal operation, taking
into account the surroundings, it should not create the risk of fire, burns, shock or other
injury to people.
An electrical installation should be designed, constructed, installed and tested such that it
is in accordance with the recommendations of BS 7671: 2018.
Professional Expertise - electrical installation work should be inspected and tested by
persons who possess sufficient technical knowledge, relevant practical skills and
experience for the nature of the electrical work undertaken.
An approved certifier of construction who has been assessed to have the professional
skills and relevant experience, can certify compliance of an electrical installation (see
clause 4.0.5).
4.5.2 Extra-low voltage installations

To avoid the risk of harm, any circuit which is designed to operate at or below extra-low
voltage should be protected against both direct and indirect contact with any other circuit
operating at higher than extra-low voltage.
Extra-low voltage is defined as not more than 50 volts alternating current or 120 volts direct
current, measured between conductors or to earth. This might include installations for
alarm or detection purposes, or for transmission of sound, vision, data or power.
Any such installation should be designed, constructed, installed and tested such that it is in
accordance with the recommendations of BS 7671: 2018.
4.5.3 Installations operating above low voltage

To avoid the risk of harm, any circuit which is designed to operate at a voltage higher than
low voltage should be provided with a cut-off switch for use in emergency in accordance
with the recommendations of BS 7671: 2018. Such installations are not usual in domestic
buildings .
Low voltage is defined as not more than 1000 volts alternating current or 1500 volts direct
current, measured between conductors or not more than 600 volts alternating current or
900 volts direct current between conductors and earth.

A fireman’s switch, in a conspicuous position, should be provided to any circuit supplying

exterior electrical installations or internal discharge lighting installations (including
luminous tube signage) operating at a voltage exceeding low voltage.

4.6 Electrical fixtures

Mandatory Standard
Standard 4.6
Every building must be designed and constructed in such a way that electric
lighting points and socket outlets are provided to ensure the health, safety and
convenience of occupants and visitors.
Limitation:
This standard applies only to domestic buildings where a supply of electricity is
available.
4.6.0 Introduction
Visual perception increases with the level of light falling on the surface of an object. It is
important to avoid hazardous situations that may be created by the nature of the lighting
itself including insufficient light sources, glare, gloom and shadows.
During daylight, lighting levels within a building are generally much less than those
outdoors. In lobby areas, transitional lighting will assist the eye in adjusting quickly
between exterior and interior lighting conditions. Careful design of lighting can also play an
important part in emergency situations, to ensure the safe and effective evacuation of
people in an emergency.
Section 2 (Fire) includes guidance on escape route lighting and emergency lighting, whilst
Section 6 (Energy) covers energy efficient design of lighting.
Aside from the specific issues noted above and in guidance to this standard, general
guidance on lighting in buildings remains outwith the scope of the Technical Handbook.
There are, however numerous publications offering guidance on use of lighting in buildings
for safety and amenity, including those listed below:
• Code for Lighting – CIBSE (2002)
• Building Sight - Royal National Institute for the Blind (1995).
The provision of an entryphone system to a communal entrance will enhance both the
amenity and the security of occupants within a building.
Today, with ever more electrical appliances being used in homes, an adequate provision
of power points reduces the possibility of both overloading of individual sockets, risking
fire, and the creation of trip hazards from use of extension cabling.

4.6.1 Lighting
A dwelling should have an electric lighting system providing at least one lighting point to
every circulation space, kitchen, bathroom, toilet and other space having a floor area of 2
m2 or more.
Any lighting point serving a stair should have controlling switches at, or in the immediate
vicinity of, the stair landing on each storey.
4.6.2 Lighting in common areas of domestic buildings

In communal areas and particularly on stairs and ramps within a building, the possibility of
slips, trips and falls and of collision with obstacles should be minimised. Lighting conditions
play an important part in this.
Common areas should have artificial lighting capable of providing a uniform lighting level,
at floor level, of not less than 100 lux on stair flights and landings and 50 lux elsewhere
within circulation areas. Lighting should not present sources of glare and should avoid
creation of areas of strong shadow that may cause confusion or miss-step. A means of
automatic control should be provided to ensure that lighting is operable during the hours of
darkness.
4.6.3 Door entry systems

Entry to buildings containing flats or maisonettes is controlled to maintain the security of a
private space and to prevent vandalism. Similarly, the principal entrance to a sheltered
housing complex may have an access control system for the general security and safety of
residents.
A common entrance door, intended as a principal means of access to a building, should
have a door entry system installed. This should comprise of a remote door release and
intercom at the point of entry and a call unit within each dwelling served by that entrance.
Any unit at a common entrance should be positioned between 900 mm and 1.2 m above
floor level. It should include an inductive coupler compatible with the ‘T’ setting on a
personal hearing aid, together with a visual indicator that a call made has been received.
Controls should contrast visually with surrounding surfaces and any numeric keypad
should follow the 12-button telephone convention, with an embossed locater to the central
‘5’ digit.
4.6.4 Socket outlets

Current lifestyle places a greater demand on electrical installations, with the increase in
use of electrical appliances. Connection of multiple appliances into a socket outlet through
an adapter can lead to overheating and the risk of fire. Similarly, use of extension leads
can create a trip hazard.
To reduce these risks, a dwelling should be provided with at least the following number of
13A socket outlets:
• 4 within each apartment, and
• 6 within the kitchen, at least 3 of which should be situated above worktop level in
addition to any outlets provided for floor-standing white goods or built-in appliances, and

• an additional 4 anywhere in the dwelling, including at least 1 within each circulation

area on a level or storey.
Sockets may be installed as single or double outlets, to give the recommended number of
outlets in each space.

4.7 Aids to communication

Mandatory Standard
Standard 4.7
Every building must be designed and constructed in such a way that it is
provided with aids to assist those with a hearing impairment.
Limitation:
This standard does not apply to domestic buildings.
4.7.0 Introduction

4.8 Danger from accidents

Mandatory Standard
Standard 4.8
a) people in and around the building are protected from injury that could
result from fixed glazing, projections or moving elements on the
building
b) fixed glazing in the building is not vulnerable to breakage where there
is the possibility of impact by people in and around the building
c) both faces of a window and rooflight in a building are capable of being
cleaned such that there will not be a threat to the cleaner from a fall
resulting in severe injury
d) a safe and secure means of access is provided to a roof, and
e) manual controls for ventilation and for electrical fixtures can be
operated safely.
Limitation:
Standards 4.8(d) does not apply to domestic buildings.
4.8.0 Introduction
This standard covers several unrelated safety issues that do not lend themselves to
inclusion in other standards although glass and glazing do figure prominently.
Collision or entrapment accidents result in a significant number of deaths and injuries to
people in and around buildings every year. The majority of these accidents occur during
normal use and involve building features such as doors, windows and areas of fixed
glazing, with the risk of injury increased where vulnerable glass is involved. Collisions with
glazing are very common as it can, if transparent, be difficult to see and may create
confusing lighting effects, presenting particular difficulties for a person with a visual or
cognitive impairment.
Falls still result in deaths and serious injury to people while cleaning windows. Whether
windows are cleaned professionally or by the building owner, provision should be made to
permit glazing to be cleaned safely.
Natural ventilation in dwellings is provided by openable windows or rooflights. People may
encounter difficulty and a hazard may arise in operating controls which are poorly sited.
Similarly, location of electrical sockets, switches and other controls can, if not considered
carefully, affect safe and convenient use.

6).
4.8.1 Collision with projections

Fixtures that project into, or open onto any place to which people have access can be a
hazard. Any element of a building capable of projecting into a circulation route or space
should be positioned, secured or guarded so that it does not present a risk to building
users.
The simple way to avoid risk is to ensure that obstructions do not encroach into such
spaces. However where a building element does project into a circulation route or space,
and any part of the obstruction is less than 2.0 m above the ground, guarding should be
provided to both highlight the hazard and prevent collision with the building element.
Guarding should be provided to:
• any moveable projection, such as a door leaf or window frame, that opens across a
circulation route or into a circulation space, or
• any permanent projection of more than 100 mm into a circulation route or space that
begins at a height of more than 300 mm above the ground, or the projection of which
increases with height by more than 100 mm, or
• any accessible area where headroom reduces to less than 2.0 m, such as beneath a
stair flight.
Guarding should comprise of a continuous horizontal rail, at a height of between 900 mm
and 1.1 m above ground level and a solid element, such as kerb upstand or rail, positioned
approximately 100 mm above ground level, to assist in detection by a visually impaired
person using a cane.
There should be visual contrast between guarding rails and surrounding surfaces.
Consideration should be given to positioning of guarding to direct a person away from the
hazard, further reducing the risk of a collision.
Additional guarding may be needed to prevent collision with, or entrapment by, a powered
door leaf (see clause 4.1.8).
Within a dwelling, guarding is not needed. A door swing may open into a circulation space
provided no obstructions occur within the unobstructed area on a stair landing (see clause
4.3.6), on a ramp landing or that would prevent future installation of a stair lift (see clause
4.2.8).
4.8.2 Collision with glazing

Glazing in certain locations is more vulnerable to human impact. Care should be taken in
the selection of glazing at low level in screens, walls and partitions or in areas surrounding
doors, particularly where glazed side panels may be mistaken for doors.
To reduce the risk of injuries from accidental human impact in these locations, designers
should either:
• fit glazing of a type, thickness and pane size that will be resistant to impact, which
either does not break or breaks safely, or

• provide protection in the form of guarding to vulnerable glazing.

Glazing should be designed to resist human impact as set out in BS 6262-4: 2018, where
all, or part, of a pane is:
• within 800 mm of floor level, or
• part of a door leaf, or
• within 300 mm of a door leaf and within 1.5 m of floor level.
Glazing manifestations - large areas of transparent glazing, in fixed screens or partitions
or where forming doors, can be difficult to identify and may be a particular hazard to a
person with a visual impairment. Glazing in a building, positioned where accidental
collision may be likely, should be made apparent by some form of manifestation (marking).
Differences in the design of manifestation used can also assist in identifying the position of
doors within a glazed screen.
Manifestation should be of a size and form that is immediately obvious. It should, as far as
is reasonably practicable, contrast visually with backgrounds viewed through the glazing
by a person approaching from either side. Forms might include broken or solid lines,
patterns or logos and may be a continuous element or at appropriate horizontal intervals.
Manifestation should be present within 2 height ranges, between 850 mm and 1.0 m, and
between 1.4 m and 1.6 m above floor level. It should be permanent, e.g. screen printed or
opaque etching or a durable applied material which is not easily removed.
In addition, any unframed glazed door which operates on a pivot action should have any
exposed vertical edge highlighted to contrast visually with surroundings, to assist in
identifying the door edge when opening or in an open position. This is particularly
important on powered doors.
Manifestation or highlighting of door edges need only be provided within dwellings where
glazing installations are unusual. Familiar elements such as patio doors should not usually
attract marking.
4.8.3 Cleaning of windows and rooflights

Falls account for most window cleaning accidents, and generally occur from loss of
balance through over-extension of reach or due to breakage of part of the building fabric
through improper use or access. It is therefore important that all transparent or translucent
glazing should be designed so that it may be cleaned safely.
There is, however no need to provide for the safe cleaning of any glazed element that is
opaque and does not allow the passage of light.
Any window or rooflight, all or part of which is more than 4m above the adjacent ground or
internal floor level, should be constructed so that any external and internal glazed surfaces
can be cleaned safely from:
a. inside the building in accordance with the recommendations of Clause 8 of BS
8213:Part 1: 2004, or
b. a loadbearing surface, such as a balcony or catwalk, large enough to prevent a person
falling further, or
c. a window access system, such as a cradle or travelling ladder, mounted on the
building, as described in Annex C3 of BS 8213: Part 1: 2004.

Rooflight in dwellings - however within a dwelling, any rooflight, all of which is more than
1.8 m above both adjacent ground and internal floor level, need not be constructed so that
it may be safely cleaned.
Glazing in common areas - in addition to the above three options, any window or
rooflight within a common area of a domestic building may be cleaned from a ladder sited
on adjacent ground or from an adjacent loadbearing surface which has unobstructed
space large enough to allow the safe use of a ladder and which will contain a person from
falling further. However a ladder should not be used to access any external or internal
glazed surface more than 9 m above the surface on which the ladder is sited. General
guidance on the safe use of ladders may be found in HSE information sheet MISC613
'Safety in window cleaning using portable ladders'.
Glazing within a roof access hatch, located within a roof space, need not be constructed
so that it may be safely cleaned.
When cleaning a window from inside, a person should not have to sit or stand on a
window sill or use other aids to reach the external face of a window. The criterion of safety
is the ability to reach all points on the surface of the external glazing with only the arm
projecting outside the line of the window whilst remaining standing on the floor.
Safe reach - ergonomic statistics on reach capabilities for the UK adult population are
given in Annex A of BS 8213: Part 1: 2004. As reach may safely be increased to some
degree by use of cleaning implements, it would still be considered reasonable to apply a
safe limit to downward reach of 610 mm and a safe limit to lateral and vertical reach as an
arc with a radius of 850 mm measured from a point not more than 1.3 m above floor level.
Where the window is to be cleaned from a loadbearing surface noted in subclause (b) to
this clause, there should be:
• a means of safe access, and
• a protective barrier not less than 1.1 m high to any edge of the surface or access to the
surface which is likely to be dangerous.
This method of cleaning is only appropriate where no part of the glazing is more than 4 m
above the loadbearing surface.
Where there is a need for safe cleaning of glazing, it may be appropriate to consider
alternate methods of cleaning, in addition to those listed in the guidance, where an
equivalent level of safety can be demonstrated.
4.8.4 Guarding of windows for cleaning

For openable windows on the ground and first floor of a building, or where the outside face
of the glazing will not be cleaned from inside the building, no guarding need be provided
for the purpose of cleaning glazing. However the general guidance for provision of
protective barriers given in clause 4.4.2 should be followed.
At greater heights, 2 storeys or more above ground level, where it is intended to clean the
outside face of the glazing from inside the building, the increased risk from a fall should be
recognised and guarding provided to a height of at least 1.1 m above floor level.
Where guarding is provided, it should be designed to conform to BS 6180: 2011. All
guarding should be permanently fixed and should not be detachable to permit windows to
open. Guarding should be designed so that it is not easily climbable by young children.

Guarding to a window is not needed where the open window gives access to a fully
guarded balcony.
4.8.5 Access to manual controls

The location of a manual control device can have a significant effect on both the ease of
operation of the device and safety in use. Positions that are inaccessible present a greater
risk of accident when bending or reaching. Any control that is intended for operation by the
occupants of a building should be installed in position that allows safe and convenient use.
This guidance is applicable to manual controls to openable ventilators, including windows
and rooflights and to controls and outlets of electrical fixtures located on a wall or other
vertical surface. Unless incorporating a restrictor or other protective device for safety
reasons, controls should be operable with one hand.
An openable window, rooflight or other ventilator, that provides natural ventilation to meet
Standard 3.14, should have controls for opening, positioned at least 350 mm from any
internal corner, projecting wall or similar obstruction and at a height of:
• not more than 1.7 m above floor level, where access to controls is unobstructed, or
• not more than 1.5 m above floor level, where access to controls is limited by a fixed
obstruction, not more than 900 mm high which projects not more than 600 mm in front
of the position of the controls, such as a kitchen base unit. Where obstruction is
greater, a remote means of opening, in an unobstructed location, should be provided,
or
• not more than 1.2 m above floor level, in an unobstructed location, within an enhanced
apartment (see clause 3.11.2) or within accessible sanitary accommodation (see
clause 3.12.3) not provided with mechanical ventilation.
The above guidance does not apply to windows or rooflights openable only for cleaning or
maintenance purposes or that are controlled by an automatic system, or to trickle
ventilators.
Electrical fixtures - outlets and controls of electrical fixtures and systems should be
positioned at least 350 mm from any internal corner, projecting wall or similar obstruction
and, unless the need for a higher location can be demonstrated, not more than 1.2 m
above floor level. This would include fixtures such as sockets, switches, fire alarm call
points and timer controls or programmers. Within this height range:
• light switches should be positioned at a height of between 900 mm and 1.1 m above
floor level
• standard switched or unswitched socket outlets and outlets for other services such as
telephone or television should be positioned at least 400 mm above floor level. Above
an obstruction, such as a worktop, fixtures should be at least 150 mm above the
projecting surface
Where sockets are concealed, such as to the rear of white goods in a kitchen, separate
switching should be provided in an accessible position, to allow appliances to be isolated.

4.9 Danger from heat

Mandatory Standard
Standard 4.9
Every building must be designed and constructed in such a way that protection
is provided for people in, and around, the building from the danger of severe
burns or scalds from the discharge of steam or hot water.
4.9.0 Introduction
Guidance is given under this standard on a number of issues relating to hot water safety.
Guidance is given to minimise the risk of explosion due to malfunction of an unvented hot
water vessel by:
• ensuring that such installations are carried out by appropriately qualified personnel,
and
• requiring a minimum range of safety devices be fitted to any such installation to
prevent the temperature of the stored water exceeding 100 °C.
It is not intended that this guidance should be applied to storage systems with a capacity
of less than 15 litres, to systems used solely for space heating or to any system used for
an industrial or commercial process.
Guidance is given on systems of up to 500 litres storage capacity, where power input does
not exceed 45 kW. Installations above this size are not usual in domestic buildings. It is
unlikely that many larger installations will be installed in dwellings but if required, additional
guidance on such installations is provided to Standard 4.9 of the non-domestic Technical
Handbook.
Hot water overflows - guidance is given on provision for the safe removal of the
discharge created by the normal operation of safety devices in such an installation and on
ensuring discharge of hot water and steam from any installation, unvented or otherwise, to
a safe and visible location.
Measures to prevent scalding from hot water are now addressed for certain sanitary
facilities used for personal hygiene.
Safety devices installed to protect from hazards such as scalding or the risk of explosion of
unvented systems should be maintained to ensure correct operation. Guidance on
maintenance can be provided by both manufacturers and installers of such devices.

4.9.1 Installation of unvented hot water storage systems

Installation of an unvented hot water storage system should be carried out by a person
with appropriate training and practical experience.
This might include current membership of a registration scheme operated by a recognised
professional body. This could include those administered by the Scottish and Northern
Ireland Plumbing Employers Federation (SNIPEF) and the Construction Industry Training
Board (CITB) or an equivalent body.
The following points should be noted in relation to installation of an unvented hot water
storage system:
• the installer should be a competent person and, on completion, the labelling of the
installation should identify the installer
• the installed system should meet the recommendations of BS EN 12897: 2006, BS
6700: 2009 as appropriate or be the subject of an approval by a notified body and
incorporate the safety devices outlined in clause 4.9.2
• certification of the unit or package should be recorded by permanent marking and a
warning label which should be visible after installation. A comprehensive
installation/user manual should be supplied
• the tundish and discharge pipework should be correctly located and fitted by the
installer and the final discharge point should be visible and safely positioned where
there is no risk from hot water discharge.
The operation of the system under discharge conditions should be tested to ensure
provision is adequate.
4.9.2 Specification of small unvented hot water storage systems

An unvented hot water storage system should be designed and installed to prevent the
temperature of the stored water at any time exceeding 100ºC and to provide protection
from malfunctions of the system.
An unvented hot water storage system should be in the form of a proprietary unit or
package which is in accordance with the recommendations of a relevant standard such as
BS EN 12897: 2006, BS 6700: 2009 as appropriate or the subject of approval by a notified
body to an equivalent level of safety and performance.
Pressure controls for a unit or package could include:
• a check valve to prevent backflow, and
• a pressure control valve to suit the operating pressure of the system, and
• an expansion valve to relieve excess pressure, and
• an external expansion vessel or other means of accommodating expanded heated
water.
These devices are factory-fitted (unit) or supplied for fitting by the installer (package).
A unit or package should have a minimum of 2 independent safety devices. An acceptable
approach could be:
• a non self-resetting thermal cut-out, and

• a temperature or pressure relief valve (or combined temperature/pressure relief valve).

These devices should be in additional to any thermostatic control that is fitted to maintain
the temperature of the stored water at around 60 ºC.
Figure 4.12 Unvented hot water storage system – indirect example
Thermal cut-out - a temperature-operated, non self-resetting, energy cut-out should be

fitted to the vessel. In the event of thermostat failure, heating to the water in the vessel
should stop before the temperature rises to the critical level required for operation of the
safety relief valve.
In indirectly heated vessels, the non self-resetting thermal cut-out should operate a
motorised valve, or other similar device, to shut off the flow from the heat source.
On directly heated vessels or where an indirectly heated vessel has an alternative direct
method of water heating fitted, a non self-resetting thermal cut-out device should be
provided for each direct source.
The safety relief valve should be located directly on the storage vessel. The relief valve
should comform to the relevant national standards such as BS 6283 Part 2: 1991 for
temperature relief valves or BS EN 1490: 2000 for combined temperature and pressure
relief valves which are set to open at temperatures not normally exceeding 90 ºC.
The relief valve should have a discharge capacity rating at least equal to the rate of energy
(power in kilowatts) input to the heat source. In the case of an indirectly heated unit or
package, the valve should be tested to discharge water at a rate not less than 500 kg/h for
systems up to 45 kW. The discharge pipework should accommodate this flow rate.
4.9.3 Discharge from unvented hot water storage systems

The removal of discharges of water from the system can be considered in three parts.

Relief valve to tundish - each valve should discharge into a metal pipe not less than the
nominal outlet size of the valve. The discharge pipe should have an air-break, such as a
tundish, not more than 500 mm from the vessel relief valve and located in an easily visible
location within the same enclosure. Discharge pipes from more than one relief valve may
be taken through the same tundish.
Pipework should be installed so that any discharge will be directed away from electrical
components should the discharge outlet become blocked.
Tundish to final discharge point - the presence of this air break results in the pressure
of the final discharge being no higher than that of a vented system.
The discharge pipe from the tundish to final discharge point should be of a material,
usually copper, capable of withstanding water temperatures of up to 95 ºC and be at least
one pipe size larger than the outlet pipe to the relief valve. A vertical section of pipe, at
least 300 mm long, should be provided beneath the tundish before any bends to the
discharge pipe; thereafter the pipe should be appropriately supported to maintain a
continuous fall of at least 1 in 200 to the discharge point.
The pipework should have a resistance to the flow of water no greater than that of a
straight pipe 9 m long unless the pipe bore is increased accordingly. Guidance on sizing of
pipework from the tundish to the final discharge point is shown in the following table:
Table 4.8 Size of discharge pipework
Valve outlet Minimum Minimum Maximum Equivalent
size size of size of resistance allowed, resistance
discharge discharge expressed as a created by the
pipe to pipe from length of straight addition of each
tundish tundish pipe - i.e. no elbows elbow or bend
or bends
G½ 15 mm 22 mm Up to 9 m 0.8 m
28 mm Up to 18 m 1.0 m
35 mm Up to 27 m 1.4 m
G¾ 22 mm 28 mm Up to 9 m 1.0 m
35 mm Up to 18 m 1.4 m
42 mm Up to 27 m 1.7 m
G1 28 mm 35 mm Up to 9 m 1.4 m
42 mm Up to 18 m 1.7 m
54 mm Up to 27 m 2.3 m
Annex D to BS 6700: 1997 "Specification for design, installation, testing and maintenance
of services supplying water for domestic use within buildings and their curtilages” also
gives guidance on pipe sizing for water distribution systems.
Discharge pipe termination
The pipe termination should be in a visible location and installed so that discharge will not
endanger anyone inside or outside the building.
Ideally, the final discharge point should be above the water seal to an external gully and
below a fixed grating. Other methods for terminating the final discharge point would include:

a. up to 100 mm above external surfaces such as car parks, grassed areas, or hard
standings; a wire cage or similar guard should be provided to both prevent contact with
discharge and protect the outlet from damage, whilst maintaining visibility
b. at high level into a hopper and downpipe of a material, such as cast iron, appropriate
for a hot water discharge with the end of the discharge pipe clearly visible
c. onto a flat roof or pitched roof clad in a material capable of withstanding high
temperature discharges of water, such as slate/clay/concrete tiles or metal sheet, with
the discharge point a minimum of 3 m from any plastic guttering system that would
collect such discharges.
Discharge at high level may be possible if the discharge outlet is terminated in such a way
as to direct the flow of water against the external face of a wall. However evidence of the
minimum height of the outlet above any surface to which people have access and the
distance needed to reduce the discharge to a non-scalding level should be established by
test or otherwise.
4.9.4 Discharge of steam or hot water

Any vent or overflow pipe of a hot water system should be positioned so that any
discharge will not endanger anyone inside or outside the building.
The discharge point of such pipework should be provided in accordance with the guidance
given for termination in clause 4.9.3.
4.9.5 Hot water discharge from sanitary fittings

Guidance to the Water Byelaws recommends that, to prevent the development of
Legionella or similar pathogens, hot water within a storage vessel should be stored at a
temperature of not less than 60 ºC and distributed at a temperature of not less than 55 ºC.
If water is supplied at high temperature from any source, there is a danger of scalding to
building users. Risk of severe injury increases proportionally with increase in temperature
and with extent of contact.
To prevent scalding, the temperature of hot water, at point of delivery to a bath or bidet,
should not exceed 48 ºC.
A device or system limiting water temperature should not compromise the principal means
of providing protection from the risk of Legionella. It should allow flexibility in setting of a
delivery temperature, up to a maximum of 48 ºC, in a form that is not easily altered by
building users. This will allow reduction of temperature where, for example, facilities are
used by those more at risk from injury, such as elderly people or unsupervised children.
Where both hot and cold water are supplied to a facility, the above may be achieved by
use of a thermostatic mixing valve (TMV) or fitting complying with BS EN 1111: 1999 or BS
EN 1287: 1999, fitted as close to the point of delivery as practicable. Guidance on the
installation, use and maintenance of thermostatic mixing valves and fittings for domestic-
scale applications may be found in BRE information Paper IP 14/03 or from the
Thermostatic Mixing Valve Association (TMVA).
Where a dwelling is altered or extended, but not converted, and new sanitary facilities are
provided, some primary heat sources, such as older combination boilers, may not be
suited to temperature control in the manner given above. In such cases, advice should be

sought from equipment manufacturers on compatible means of limiting hot water

temperature to controlled facilities.
The non-domestic Handbook should be referred to for duties under Health & Safety
legislation relevant to any part of a dwelling used as a place of work.

4.10 Fixed seating

Mandatory Standard
Standard 4.10
Every building, which contains fixed seating accommodation for an audience
or spectators, must be designed and constructed in such a way that a number
of level spaces for wheelchairs are provided proportionate to the potential
audience or spectators.
Limitation:
4.10.0 Introduction

4.11 Liquefied petroleum gas storage

Mandatory Standard
Standard 4.11
Every building must be designed and constructed in such a way that each
liquefied petroleum gas storage installation, used solely to serve a combustion
appliance providing space heating, water heating, or cooking facilities, will:
a) be protected from fire spreading to any liquefied petroleum gas
container, and
b) not permit the contents of any such container to form explosive gas
pockets in the vicinity of any container.
Limitation:
This standard does not apply to a liquefied petroleum gas storage container, or
containers, for use with portable appliances.
4.11.0 Introduction
This guidance deals with non-domestic supply installations where liquefied petroleum gas
(LPG) is stored under pressure at ambient temperatures in fixed vessels larger than 75 kg
LPG capacity.
Guidance is also given on the storage of LPG within grouped cylinders, when connected to
a supply installation.
The intention of the guidance to this standard is to minimise both the risk of fire spreading
to the tank and of the contents of the tank forming explosive gas pockets in the vicinity of
any LPG storage container.
All persons concerned with the storage and use of LPG should be aware of the following
characteristics and potential hazards:
• the two forms of liquefied petroleum gases that are generally available in the UK are
commercial butane and commercial propane
• LPG is stored as a liquid under pressure. It is colourless and its weight as a liquid is
approximately half that of the equivalent volume of water
• LPG vapour is denser than air, commercial butane being about twice as heavy as air.
Therefore the vapour may flow along the ground and into drains, sinking to the lowest
level of the surroundings and may therefore be ignited at a considerable distance from
the source of the leakage. In still air, vapour will disperse slowly
• when mixed with air, LPG can form a flammable mixture
• leakage of small quantities of the liquefied gas can give rise to large volumes of
vapour/ air mixture and thus cause considerable hazard

• owing to its rapid vaporisation and consequent lowering of temperature, LPG,

particularly in liquid form, can cause severe frost burns if brought into contact with the
skin
• a container that has held LPG and is ‘empty’ may still contain LPG in vapour form and
is thus potentially dangerous.
4.11.1 LPG storage installations

The type, size and location of an LPG storage installation will determine the factors that
should be addressed in the construction of the facility, to comply with health and safety
requirements.
The UKLPG produces and maintains Codes of Practice which give guidance on achieving
levels of risk appropriate to compliance with health and safety legislation for the design,
construction and operation of LPG installations. These Codes have been produced in
consultation with the Health and Safety Executive (HSE).
The operation of properties where LPG is stored or is in use are subject to legislation
enforced by both the HSE and by the Local Authority.
4.11.2 LPG storage – fixed tanks

A liquefied petroleum gas storage tank, together with any associated pipework connecting
the system to a combustion appliance providing space or water heating, or cooking
facilities, should be designed, constructed and installed in accordance with the
requirements set out in the UKLPG Code of Practice 1: 'Bulk LPG Storage at Fixed
Installations'.
Above-ground tanks should be in accordance with Part 1 – ‘Design, Installation and
Operation of Vessels Located Above Ground’, as amended.
Below-ground tanks should be in accordance with Part 4 – ‘Buried/Mounded LPG Storage
Vessels’, as amended.
For propane installations, above or below-ground, of not more than 2 tonnes (4500 litres)
overall capacity, reference may be made to the simplified guidance given in the UKLPG
Code of Practice 1: ‘Bulk LPG Storage at Fixed Installations’: Part 2 – ‘Small Bulk Propane
Installations for Domestic and Similar Purposes’, as amended.
Guidance given in this clause is relevant for all tanks, though specific criteria are noted for
tanks below 4 tonnes (9000 litres) LPG capacity. LPG storage tanks in excess of 4 tonnes
LPG capacity are uncommon in domestic applications. Guidance for larger installations is
contained within the relevant Part of the Code of Practice.
Every tank should be separated from a building, boundary, or fixed source of ignition, to:
a. in the event of fire, reduce the risk of fire spreading to the tank and
b. enable safe dispersal in the event of venting or leaks.
Tanks should be situated outdoors, in a position that will not allow accumulation of vapour
at ground level. Ground features such as open drains, manholes, gullies and cellar

hatches, within the separation distances given in column (A) of the table below should be
sealed or trapped to prevent the passage of LPG vapour.
Tanks should be separated from buildings, boundaries or fixed sources of ignition in
accordance with the following table:
Table 4.9 Separation distances for liquefied petroleum gas storage tanks
Minimum separation distance for above
Maximum capacity (in tonnes)
ground tanks (in metres)
From a building, boundary or fixed

of any single of any group source of ignition to the tank between
tank of tanks tanks
A - no fire wall B - with fire
[1] wall [1]
0.25 0.8 2.5 0.3 [2] 1.0
1.1 3.5 3.0 1.5 [2] 1.0
4.0 12.5 7.5 4.0 1.0
1. Fire wall means a wall or screen meeting the guidance for an external wall with a fire
resistance of short duration (Section 2, Fire) within 1 m of the boundary, and located
between 1 m and 1.5 m from the tank and extending:
a. longitudinally: so that the distance specified above without the fire wall is
maintained when measured around the ends of the fire wall, and
b. vertically: 2 m or the height to the top of the pressure relief valve, whichever is
greater.
2. For vessels up to 1.1 tonnes capacity, the fire wall need be no higher than the top of
the pressure relief valve and may form part of the site boundary. For vessels up to 1.1
tonnes capacity located closer to a building than the separation distance in column (A)
of the above table, the fire wall should form part of the wall of the building in
accordance with the diagram below. Where part of the building is used for residential
accommodation (or as a dwelling), such a fire wall should meet the guidance for an
external wall with a fire resistance of medium duration (Section 2, Fire).
Figure 4.13 Separation or shielding of a LPG tank from a building, boundary or fixed
source of ignition

Where a group of tanks are sited together, the number of tanks in a group should not
exceed 6 and the total storage capacity of the group should not be more than that given for
any group of tanks in the table above.
Figure 4.14 Small LPG tank close to a building
Motor vehicles under the control of a site occupier should be parked at least 6 m from LPG
tanks or the separation distance in column (A) of the table to this clause, whichever is the
smaller. This does not apply to the loading/unloading of vehicles. Motor vehicles not under
site control (e.g. those belonging to members of the public) should be parked no closer
than the separation distance in column (A) of the table to this clause.
4.11.3 LPG storage - cylinders

Where an LPG storage installation consists of a set of cylinders, the installation should be
in accordance with the UKLPG Code of Practice 24: 'Use of LPG cylinders': Part 1 - 'The
Use of Propane in Cylinders at Residential Premises'.

Use of cylinders in a domestic installation commonly takes the form of 2 sets of paired
cylinders connected to a manifold, with supply provided from one pair of cylinders at any
one time. This allows continuous supply to be maintained when changing empty cylinders.
Any installation should enable cylinders to stand upright, secured by straps or chains
against a wall outside the building.
Cylinders should be positioned on a firm, level base such as concrete at least 50 mm thick
or paving slabs bedded on mortar, and located in a well-ventilated position at ground level,
so that the cylinder valves will be:
a. at least 1 m horizontally and 300 mm vertically from openings in the buildings or from
heat source such as flue terminals or tumble dryer vents
b. at least 2 m horizontally from untrapped drains, unsealed gullies or cellar hatches
unless an intervening wall not less that 250 mm high is present.
Cylinders should be readily accessible, reasonably protected from physical damage and
located where they do not obstruct escape routes from the building.

4.12 Vehicle protective barriers

Mandatory Standard
Standard 4.12
Every building accessible to vehicular traffic must be designed and constructed
in such a way that every change in level is guarded.
4.12.0 Introduction
Where vehicles are introduced into a building, measures should be taken to protect people
from any additional risks presented. Where areas subject to vehicular traffic are at a level
higher than adjacent areas, such as on ramps or platforms, precautions should be taken to
ensure that vehicles can not fall to a lower level.
In the assessment of the type of barrier to be provided, the designer should give
consideration to the likely hazards, the building use and the risks to building users.
4.12.1 Vehicle protective barriers

If vehicles have access to a floor, roof or ramp that forms part of a building, a vehicle
protective barrier should be provided to the edge of any such area that is above the level
of any adjoining floor, ground or any other route for vehicles.
When designing barriers to resist vehicular impact, an estimate of the characteristic mass
of the vehicle should be made. Ideally, this should be determined statistically. If this is not
possible, the characteristic mass should be taken to be equal to the maximum mass
anticipated. Further information on estimation of equivalent static forces for a given
characteristic mass and displacement can be obtained in Annex A to BS 6180: 2011.
The designer should, wherever possible, avoid introducing projections on the vehicular
face of the barrier and should also consider methods of redirecting vehicles in such a way
as to cause minimum damage after impact.
A vehicle protective barrier should be:
a. capable of resisting loads calculated in accordance with BS EN 1991-1-1 and the
associated/PD 6688-1-1, and
b. of a height at least that given in the table below:
Table 4.10 Height of vehicle protective barriers
Location Minimum height in mm
Floor or roof edge 375
Ramp edge 610

The minimum height for these barriers relates to the height at which imposed load is
applied as described in BS EN 1991-1-1.
In locations used by both vehicles and pedestrians, such as parking areas, additional
barrier criteria may apply to edges and changes in level as described in clauses 4.4.1 and
4.4.2.

4.13 Security
Mandatory Standard
Standard 4.13
Every building must be designed and constructed in such a way that doors and
windows, vulnerable to unlawful entry, can be secured to deter housebreaking
and protect the safety and welfare of occupants.
Limitation:
This standard applies only to domestic buildings.
4.13.0 Introduction
Whilst police statistics show signs of housebreaking decreasing since 1999, people’s
perception of their likelihood of falling victim to this type of crime continues to increase.
The 2003 Scottish Crime Survey identified that one in ten people consider it ‘very’ or ‘fairly’
likely that their home would be broken into within the next twelve months. This is an
increase on the same response in 2000 and is double the proportion of households who
were actually victims of housebreaking in preceding years.
As almost half of the recorded incidents of housebreaking occur when a property is
occupied, it is not surprising that housebreaking is rated amongst the crimes that cause
people most concern and worry. However basic measures to improve the physical security
of dwellings, including robust specification of doors, windows, glazing and locks, can act
deter the opportunist thief.
Guidance to other standards is also relevant to promoting a more secure environment as
follows:
• lighting of common entrances and dwelling entrances (Standard 4.1)
• lighting within the common areas of domestic buildings and access control systems to
common entrances (Standard 4.6)
• ensuring security measures do not adversely affect means of escape (Standard 2.9).
‘Secured by Design’ is the established police initiative to design out elements within
development that may contribute to housebreaking and other crimes. ‘Secured by Design’
accreditation considers site design and layout as well as physical security measures and
offers a more comprehensive solution than those physical provisions set out within this
standard. As ‘Secured by Design’ is assessed on a site-specific basis, the police can also
offer recommendations on appropriate additional measures in areas where the risk of
crimes, such as housebreaking, are considered greater. Information on the scheme can be
found online at http://www.securedbydesign.com/.

4.13.1 Physical security of doors and windows

The two most common means of unlawful entry into a dwelling are through doors or
windows, where these are either left open or can be easily forced open. The level of
security of any dwelling can be significantly enhanced by ensuring that all external doors
and any windows or glazing in vulnerable locations are manufactured and installed to
resist forced entry and also that unauthorised entry into common areas is prevented.
Doors should be designed and installed to resist forced entry at:
• an external door to a dwelling or common area of a domestic building, and
• an entrance or egress door to a flat or maisonette, and
• a door between a dwelling and a conservatory or garage.
Windows and glazing should be designed and installed to resist forced entry where:
• located at ground floor level and easily accessible, or
• where otherwise easily accessible from outside, such as by climbing on building
projections.
There are a number of ways in which this can be achieved:
a. by meeting the recommendations for physical security in Section 2 of ‘Secured by
Design’ (ACPO, 2009), or
b. by use of doorsets and windows which are tested and certified by a notified body as
meeting a recognised standard for security, or
c. by use of doorsets and windows manufactured to meet recognised product standards
and defined component performance.
The baseline recommendations in (c) are relevant to all such doors and windows.
4.13.2 Doors and windows – ‘Secured by Design’

'Secured by Design’ (ACPO, 2009) offers a comprehensive solution to the security of
dwellings, addressing site design and layout as well as detailed physical security
measures. It is particularly relevant to new build or building conversions involving multiple
units.
A door or window in the locations described in clause 4.13.1 should meet the
recommendations for physical security in Section 2 of ‘Secured by Design’.
Information on Secured by Design and its application can be found online at
www.securedbydesign.com.
4.13.3 Doors and windows – product accreditation

A door or window in the locations described in clause 4.13.1 should be tested and certified
by a notified body as meeting a recognised standard for security such as PAS 24: 2007 for
doorsets or BS 7950: 1997 for windows.

4.13.4 Doors and windows – product standards and component

performance
To ensure a robust, basic standard of security, a doorset or window in the locations
described in clause 4.13.1 should be designed and constructed in accordance with the
general recommendations of the product standard appropriate for the material used, such
as:
• BS 7412: 2007, for PVCu units
• BS 644: 2012, for timber windows and doorsets
• BS 4873: 2009, for aluminium alloy units
• BS 6510: 2010, for steel-framed units.
Vulnerable windows should be constructed to resist attempts to force frames and, if
openable, ironmongery. Windows which can be opened should be fitted with either:
• a keyed locking system that uses a removable key, or
• a keyless locking system, together with glazing which incorporates laminated glass or
a similarly robust glazing material.
Where a material standard for a doorset is not available, it should be designed and
constructed in accordance with the recommendations in Annex A of BS 8220-1: 2000,
together with the following recommendations, to ensure a robust basic standard of
security.
If single swing the doorset should be fitted with at least one and a half pairs of hinges
meeting the recommendations of BS EN 1935: 2002 for hinge grade 11 or above. Hinges
fitted to an outward-opening door should be of a type that does not permit the hinge pin to
be removed unless the door is open. Otherwise, hinge bolts should be fitted to ensure the
door leaf will remain secure when closed.
A doorset should include a single-point locking device to BS 3621: 2007 (for keyed egress)
or to BS 8621: 2007 (for keyless egress) or a multipoint locking system. A deadlocking
facility should be provided. Any lock cylinder should be in accordance with BS EN 1303:
2005, grade 5 key security and grade 2 attack resistance as a minimum.
To limit unauthorised access, a communal entrance door fitted with an access control
system (see clause 4.6.3) should be self-closing and self-locking, with keyless operation of
any lock from within the common area. To accommodate access control systems, a
doorset may incorporate electronic or magnetic remote release and a means of access
which includes keyless electronic solutions (keypad, proximity swipe, etc).
Access to door locks from outside by breaking of glazing, in or adjacent to a door leaf
should be prevented by use of laminated glass or a similarly robust glazing material.
A sliding door should have a multi-point deadlocking system with 3 or more hook or similar
bolts. To prevent removal of the door, an anti-lift device should be fitted. Shoot bolts, if
used, should locate into the head of the frame.
A doorset with more than one door leaf should include a means of securing any secondary
leaf at head and foot to allow the primary leaf to be securely locked.

4.13.5 Installation and fixing of doors and windows

Inadequate fixing into the surrounding structure will significantly affect the security
performance of a doorset or window. In most cases, fixings designed to resist normal
anticipated loads, such as from wind and accidental impact, will also ensure that a doorset
or window is secure against the more common basic methods of forced entry.
To ensure a robust installation, fixing of a doorset or window should be in accordance with:
• the recommendations given in section 8 of BS 8213-4: 2007, or
• manufacturer’s written instructions where these meet or exceed the recommendation
within this British Standard.

4.14 In-building physical infrastructure for high-

speed electronic communications network
Mandatory Standard
Standard 4.14
Every building and building unit must be designed and constructed in such a
way that -
a) a high-speed ready in-building physical infrastructure up to a network
termination point for high-speed electronic communications network is
provided; and
b) in the case of a building which contains more than one building unit, a
common access point for high-speed electronic communications
networks is provided.
Limitation:
This standard does not apply to –
a) alterations or extensions to buildings that do not include major
renovation works; or
b) buildings having an area not exceeding 30 square metres, ancillary to
and within the curtilage of a dwelling.
4.14.0 Introduction
Being online is not only a useful communication tool, it is also becoming increasingly
important to individuals in their day to day lives. It enables them to access online shopping
and banking, search for tradespeople and other businesses, interact with local and central
government services and research many other areas of interest. Further information on
digital technology, including the roll-out of superfast broadband in Scotland can be found
on the Digital Scotland Website.
European Directive 2014/61/EU is intended to reduce the cost of rolling out high-speed
fixed and wireless electronic communications networks. This standard and guidance
implements Article 8 of the Directive 2014/61/EU, which requires Member States to ensure
that newly constructed buildings are equipped with a “high-speed-ready in-building
physical infrastructure” to facilitate the cost-effective installation of cabling providing a
minimum broadband speed of 30 megabits per second (Mbps).
The remainder of the Directive, which covers the wider network, has been transposed at
UK level under The Communications (Access to Infrastructure) Regulations 2016.
The main technologies for delivering high-speed broadband to residential and small
commercial buildings are set out in OFCOM's Infrastructure Report 2014 and consist of:

• a combination of fibre and what was originally cable television wiring - where fibre is
provided between an exchange and a cabinet, and the existing copper coaxial cable is
used to deliver speeds of up to 152 Mbps
• a combination of fibre and telephone wiring - where fibre is provided between an
exchange and a cabinet, and the existing twisted pair copper phone wire line is used to
deliver speeds of up to 76 Mbps, and
• fibre only technology - relying entirely on fibre to connect buildings to the exchange
and deliver speeds of up to 1 Gbps.
The guidance to this standard provides the minimum provision necessary to meet the
objectives of Article 8 of European Directive 2014/61/EU, with the exception of paragraph
8(3) as there is currently no formal “broadband ready” label adopted in the UK. It should be
noted that the standard and guidance do not consider provisions for external infrastructure
beyond the "site" of the building, commonly known as the 'footprint'.
6).
4.14.1 In-building physical infrastructure in dwellings

A dwelling should be provided with in-building physical infrastructure to allow for the future
installation of a service provider's network cabling and associated equipment to the end
user’s location, with minimal disruption to the fabric of the building.
In a house the in-building physical infrastructure will usually consist of ducting through the
external wall and may include the underbuilding. The type, size and routing of ducting
should be designed to suit the technology (including cabling) that is, or may be expected to
be, available to the building. Horizontal ductwork through external walls should slope
downwards to the outside to prevent the possibility of water ingress and be fitted with
suitable temporary seals at both ends, to allow easy access for cable installation.
Figure 4.15 indicates one arrangement suitable for in-building physical infrastructure
serving a single occupancy building.
Figure 4.15 Typical in-building infrastructure for a house

In flats and maisonettes the in-building physical infrastructure should be taken to an

individual network termination point within each flat or maisonette. Such infrastructure may
consist of a single duct from a main access point outside the building, leading to a
common access point within the building, which is usually located in a communal service
riser. The infrastructure from the common access point to the individual termination points
may be either:
a. a single duct, appropriately sized and designed to suit the technology (including
cabling) that is, or may be expected to be, available to the building and should be
continuous from the common access point to the network termination point within each
flat or maisonette, or
b. a cable tray taken to an appropriate point adjacent to each flat or maisonette with a
suitably sized duct connecting the cable tray to a network termination point within each
flat or maisonette.
Figure 4.16 indicates one arrangement suitable for in-building physical infrastructure
serving flats or maisonettes.
All ductwork and cable tray installations, including those entering flats or maisonettes,
should be designed and installed to take into account Section 2 (Fire), Section 5 (Noise)
and Section 6 (Energy), having regard to the seals and fire-stopping, whilst allowing easy
access for cable installation.
Figure 4.16 Typical in-building infrastructure for flats and maisonettes
Consideration should be given to any additional works that may be necessary to facilitate
the future installation of cabling, for example draw ropes within ducts. Where the internet
service provider is known, they should be consulted.

Further information on infrastructure and cabling for broadband in new dwellings can be
found in Publicly Available Specification (PAS) 2016 Next generation access for new build
homes – Guide, available at https://www.gov.uk/government/uploads/system/uploads/
attachment_data/file/78511/10-1339-pas-2016-next-generation-access-new-build-
guide.pdf
4.14.2 Satellite and wireless communications

Although the preferred option for providing high-speed internet to the site of a building will
usually be cable, it is recognised that there may be instances where this is not practical,
for example in remote areas. In such cases in-building physical infrastructure suitable for
satellite or wireless communications should be provided in place of the infrastructure for
cable or fibre where a minimum network speed of 30 Mbps is, or will be, available.

Section 5 (Noise)
5.0 Introduction
5.1 Noise separation
5.2 Noise reduction between rooms
Annex 5.A – Supplementary guidance on post-completion noise testing

Section 5 - Noise
5.0 Introduction
5.0.1 Background
Noise is unwanted sound. In order to limit the effects of unwanted sound the standards
intend to improve the resistance of building elements to sound transmission. Research has
presented clear evidence that noise can indirectly contribute to a range of health issues
such as stress and anxiety.
Inadequate sound insulation can impair health by allowing noise from other people to
disrupt normal life. A number of people in attached homes complain of neighbour noise.
The World Health Organisation has established a relationship between noise exposure
and sleep disturbance. However, the short or long-term effects are still not clear. Over the
years, several pieces of legislation relating to noise (see clause 5.0.9) have been
introduced which provide some degree of control of ‘noisy neighbours’.
Noise generated within a dwelling, to some extent, is under the control of the occupants
but can still create tension within a family. The provision of sound absorption between
rooms should allow people a degree of privacy as they go about their everyday activities.
5.0.2 Aims
The purpose of the standards in Section 5 is to limit the transmission of sound to a level
that will not threaten the health of occupants from sound transmission emanating from
attached buildings and a differently occupied part of the same building. They also cover
sound from within the same dwelling if occupants are in rooms where they would expect to
have some degree of peace and quiet.
It is important to recognise that the standards will not guarantee freedom from unwanted
sound transmission. The standards aim to limit the effects from sound levels created from
normal domestic activities, but not from excessive noise from things such as power tools,
audio systems inconsiderately played at high volume or even raised voices. The standards
do not address environmental noise through the building facade from sources such as
aircraft, trains, road traffic or industry. Other legislation covers these areas and further
information may be obtained from Planning Advice Note PAN 1/2011 ‘Planning and Noise'.
Home improvements were previously not considered an issue, whereas some can now
create a noise nuisance. For example, lifting carpets and replacing them with laminate
flooring can have an adverse affect on sound transference in buildings, and particularly on
occupants of flats. A leaflet giving further information on home improvements is available
at Home improvements: noise guidance - gov.scot (www.gov.scot).

The following is a summary of the main changes that have been introduced since 1
October 2010.
• Standard 5.1 - removal of guidance regarding the phased introduction of sound tests;
and references made in guidance to 'Robust Details (Scotland)'.

• Standard 5.2 - guidance on sound insulation level between rooms in dwellings.

• (December 2023) Annex 5A added.

There are a number of terms used in this section some are included below, these and
other useful terms are included in Annex A of the Example Constructions.
Airborne sound is sound which is propagated from a noise source through the medium of
air. Examples of these are speech and sound from a television.
Airborne sound transmission is direct transmission of airborne sound through walls or
floors. When sound energy is created in a room, for instance by conversation, some of the
energy is reflected or absorbed by room surfaces but some may set up vibrations in the
walls and floor. Depending on both the amount of energy and the type of construction, this
can result in sound being transmitted to adjacent parts of the building.
Direct transmission refers to the path of either airborne or impact sound through
elements of construction.
DnT,w is the weighted standardised level difference. A single-number quantity (weighted)
which characterises the airborne sound insulation between two rooms, in accordance with
BS EN ISO 717-1: 1997.
Flanking transmission is airborne or impact transmission between rooms that is
transmitted via flanking elements and/or in flanking elements in conjunction with the main
separating elements. An example of a flanking element is the inner leaf of an external wall
that connects to the separating ‘core’ of a wall or floor.
Impact sound is sound which is propagated from a noise source through a direct medium.
An example of this is footfall on a floor.
Impact sound transmission is sound which is spread from an impact noise source in
direct contact with a building element.
L’nT,w is the weighted standardised impact sound pressure level. A single-number quantity
(weighted) to characterise the impact sound insulation of floors, in accordance with BS EN
ISO 717-2: 1997.
Rw is a single number quantity (weighted) which characterises the airborne sound
insulation of a building element from measurements undertaken in a laboratory, in
accordance with BS EN ISO 717-1: 1997.
5.0.5 Reduction of sound transmission

The reduction of sound transmission from attached buildings, or part of the same building,
and sound from within the same dwelling can be provided through different mechanisms
which involve; mass, isolation, absorption, resilience and stiffness (see annex A of the
Example Constructions). Wall and floor constructions that provide a combination of such
mechanisms generally provide better sound insulation.
Good design incorporates at least 2 or more of the above mechanisms and can reduce a
range of sound frequencies typically found in attached dwellings.
The effects these variables can have in predicting both sound transmission and insulation
are as follows:
• through a heavyweight wall or floor it is its mass per unit area. A reduction in sound
transmission and increase in sound insulation are expected with increasing mass, as
the heavier the wall or floor, the less it vibrates in response to sound waves and hence
the less sound energy is radiated. For example, heavyweight constructions such as
masonry cavity walls provide mass and isolation
• through a lightweight wall or floor it is the use of cavities, isolation and absorption. A
reduction in sound transmission and an increase in sound insulation are expected by
the use of cavities with fewer and less stiff connections, while absorptive material hung
in the wall cavity will absorb mid to high frequency sound energy. The formation of
narrow cavities, such as dry linings on dabs, can also create an unwelcome ‘drum’
effect at low frequencies and filling or lining them with absorbing material can help to
reduce this. For example in lightweight constructions such as timber frame walls, the
twin stud of the timber frame provides isolation, stiffness and absorption
• resilience is needed for separating floors in flats where there is direct vibration impact
such as footfall noise. Resilience reduces the impact vibration by dynamic movement
and also converts the energy into heat. Examples of resilient elements for floors
include floating floor treatments such as battens and cradles, resilient bars and
resilient floor coverings, other than carpet
• mass and stiffness help to reduce significantly low frequency sound transmission
whereas absorption and resilience predominantly reduce mid and high frequency
sound transmission
• isolation has the most influence over all frequencies of sound but can be limited by
structural connections such as wall ties, straps and fixings that may bridge isolated
leaves or elements.
5.0.6 Principles of airborne sound transmission

When sound waves strike a wall or floor, the pressure variations cause the construction to
vibrate. A portion of the vibrational energy on the sound source side will be transferred
through the wall or floor where it is radiated as airborne sound on the other side. There is a
loss in sound transmission as the frequency of the incident sound (sound waves produced
from striking against a wall or floor for example) increases. This also varies with the
direction of the sound waves, and is usually assumed to be the average for all possible
angles of incidence.
5.0.7 Principles of impact sound transmission

Impact sound is sound that is spread from an impact or vibrational source in direct contact
with a building element such as a floor. A structural vibration is transmitted from the point
of impact through the structure causing vibration leading to the radiation of sound into an
adjacent room below. In a building this is commonly caused by an object hitting the floor,
from where the vibration is transferred into the structure. Usually the vibration path will
lead to the ceiling and perimeter walls below. The amount of impact sound heard below
will depend upon many factors including the force of the impact, the vibration transmission
characteristics of the floor construction and the floor covering.

Figure 5.1 principle of sound transmission paths
5.0.8 Principles of flanking sound transmission

Flanking sound transmission occurs when there is an indirect path for sound to travel
along elements adjacent to walls and floors. If the flanking construction and its connections
with the separating structure are not correctly detailed, flanking transmission can equal, or
even exceed, sound levels perceived as a result of direct transmission. Flanking
transmission can occur, for instance, when a wall abuts the face of the inner leaf of an
external cavity wall, and the walls are insufficiently tied or bonded together, thus allowing
the noise to travel along the inner leaf.

Listed below are some pieces of legislation and guidance that may be relevant and/or
helpful to those using the guidance in this particular section.

• The Common Law of Nuisance recognises that an occupant has the right to the free
and absolute use of the property, but only to the extent that such use does not
discomfort or annoy a neighbour.
• Part IV of the Civic Government (Scotland) Act 1982 sets out a range of public
nuisance offences.
• The Environmental Protection Act 1990 as it relates to noise, states that ‘any
premises in such a state as to be prejudicial to health or a nuisance ranks as a
statutory nuisance’.
• The Human Rights Act 1998 (as it relates to noise) Article 8 guarantees the right to
respect for private and family life.
• The Antisocial Behaviour etc. (Scotland) Act 2004 empowers the local authority to
serve a warning notice in relation to noise which exceeds the permitted level.
• The Planning Advice Note PAN 1/2011 ‘Planning and Noise', provides advice on the
role of the planning system in helping to prevent and limit the adverse effects of noise.

5.1 Noise separation

Mandatory Standard
Standard 5.1
Every building, which is divided into more than one area of different occupation,
must be designed and constructed in such a way to limit the transmission of
source noise from normal domestic type activities, between such areas, to a
level that will not threaten the health of, or cause inconvenience to the building
occupants.
Limitation:
This standard only applies to a building in different occupation incorporating:
a) attached dwellings
b) attached residential buildings, or
c) a roof, walkway or access deck located directly above an area that is
either a dwelling or a residential building.
5.1.0 Introduction
Noise nuisance outwith the control of dwelling occupants has increased substantially over
the last decade. This is mainly as a result of people’s changing lifestyles, greater numbers
and use of sound-producing equipment and household appliances.
There has been a dramatic increase in the use of electrical goods, particularly sound
producing equipment such as audio and TV. Music can be more bass orientated and
played at higher volumes, whilst speakers mounted on walls may improve the quality to
the listener, they can create a disturbance to others. The intention is not to prevent all
sound from being heard, but to limit noise nuisance by achieving levels of sound insulation
that will help to reduce the effects of sound on people in their home.
Complaints regarding noisy services do occur. Dealing with the varying levels of sound
produced by service equipment, such as lifts, heat pumps or air conditioning units in
buildings is a complex task. Guidance is given on the care that should be taken at the
design stage in the choice of service equipment, installation and location within the
building.
Designers should be aware that some Local Authorities may also set noise reduction
targets. This is usually enforced through environmental health and planning legislation for
noise emanating from commercial premises to dwellings, and more information on this is
contained in PAN 1/2011.

5.1.1 Scope of standard

Airborne sound insulation should be provided where any separating wall or separating
floor is formed between areas in different occupation. For example:
• between dwellings
• between a dwelling and a non-domestic building
• between a dwelling and other parts of the same building, e.g. common stair or corridor,
communal lounge, or car parking garage.
Airborne sound insulation need not be provided for:
a. a separating wall dividing any 2 buildings, such as garages, conservatories or porches,
or a combination of these, where each building is attached and ancillary to a dwelling
b. an external wall such as a wall dividing a dwelling from an access deck, since it is not
a separating wall
c. a wall or floor between a dwelling and any accommodation that is ancillary to the same
dwelling, such as a garage.
Impact sound insulation should be provided where any separating floor is formed between
areas in different occupation. For example:
• between dwellings
• between a dwelling and a non-domestic building with rooms intended to be used for
sleeping
• between a dwelling, and other parts of the same building directly above e.g. common
stair or corridor, communal lounge, or car parking garage
• between a dwelling and a non-domestic building other than where it meets the
conditions of (c) below
• a roof, walkway or access deck located directly above a dwelling and to which there is
access, other than where it meets the conditions of (d) and (e) below.
Impact sound insulation need not be provided for:
a. a roof above a non-habitable space, such as a roof space
b. a floor between a dwelling and any accommodation that is ancillary to the dwellings
such as a garage
c. a separating floor between a dwelling and a non-residential non-domestic building
directly below
d. a roof, walkway or access deck located directly above a dwelling and to which there is
access for maintenance purposes only
e. a roof, walkway or access deck located directly above a dwelling and to which there is
access, where it is for the sole use of the residents of the dwelling.

Figure 5.2 Transmission Paths

5.1.2 Design performance levels

The following design performance levels are given for the control of sound through
separating walls and separating floors. The levels have been developed from research
covering sound and perceived sound in dwellings. They have been identified as levels,
based on normal domestic activities that have been shown to produce few noise
complaints.
However experience shows that the performance of a construction is dependent upon:
• achieving a high quality of workmanship on site
• supervision throughout the construction process
• the relationship between separating and adjoining elements (e.g. external walls, roofs
and windows) to combat flanking transmission
and these factors should be carefully considered at the design stage. All work should be
designed to the levels in the following table.
Table 5.1 Design performance levels in dB [1]
New build and Conversions of
Design performance conversions not including traditional buildings [2]
traditional buildings
Minimum airborne 56 DnT,w 53 DnT,w
sound insulation [3]
Maximum impact 56 L’nT,w 58 L’nT,w
sound transmission [3]
1. For the definition of DnT,w and L’nT,w see clause 5.0.4.
2. Notice should be taken of the guidance on conversions in clause 5.1.5.
3. See clause 5.1.1 for application of these performance levels to separating walls and
separating floors.
Two methods are provided on ways to achieve these levels which can lead to meeting the
standard. They are by the use of:
a. Example Constructions (see clause 5.1.3), or
b. other constructions (see clause 5.1.4).
These methods are to be used in conjunction with the testing arrangements (see clause
5.1.8 to 5.1.10).
A further method of meeting Standard 5.1 rests outwith the Domestic Technical Handbook.
This involves using 'Robust Details (Scotland)' - http://www.labss.org/robust-details-limited.
If all the scheme rules are followed then post-completion testing (see clauses 5.1.9 and
5.1.10) is not necessary.
5.1.3 Example Constructions

Example Constructions have been developed that will repeatedly achieve the design
performance levels in the table to clause 5.1.2. They have also been developed from

constructions that are in general use in the UK, and that are known to reduce the range of
sound frequencies that can generate complaints.
The Example Constructions are available on the BSD website.
5.1.4 Other constructions

Clause 5.1.3 provides guidance on constructions that have been designed and tested to
repeatedly achieve the performance levels in the table to clause 5.1.2. However it may be
necessary, preferable or desirable, to include new or innovative constructions into a
proposed design.
Where constructions that have not been tested previously are used, the services of an
acoustic specialist may be obtained, who should be able to offer design guidance on
constructions that are capable of achieving the performance levels in the table to clause
5.1.2.
5.1.5 Conversions
Achieving the design performance levels for conversions can present challenges to a
designer. The presence of hidden voids within constructions, back to back fireplaces,
cupboards and gaps between construction elements in walls and floors, mean that it may
not be possible to use ‘pattern book’ type constructions to achieve the design performance
levels. When conversions are undertaken, the adaption of the existing building should be
considered at the design stage. Conversions and conversions of traditional buildings
should achieve the performance levels in the table to clause 5.1.2.
With older buildings achieving the performance levels in clause 5.1.2 becomes more
difficult, therefore the levels for traditional buildings are less demanding than for new build
and conversions.
The design proposals for the conversion of a traditional building should be considered
carefully so that any measures taken will improve the sound insulation. The performance
levels in the table to clause 5.1.2 should be considered as a benchmark, but it may not be
possible to achieve these levels in all circumstances. Consultation on such matters at an
early stage with both the verifier and the planning officer of the relevant authority is
advisable.
Historic and Listed buildings will, prior to conversion, display unique characteristics as
far as sound insulation is concerned. The original building design and construction will
influence the level of sound insulation achievable for the separating walls and separating
floors. For this reason, specific prescriptive guidance on such buildings is not appropriate.
The relevant authority may, at their discretion, agree measures that respect the character
of the building.
Advice on the general principles of sound insulation in Historic and Listed buildings can be
obtained from the Building Performance Centre, Napier University booklet ‘Housing and
Sound Insulation – Improving existing attached dwellings and designing for conversions'.
The conversion of a roof space into a habitable area, although very common, can present
problems as it is unlikely that access to the roof space in the adjoining dwelling can be
assured. Where an existing separating wall in a roof space is constructed of a single leaf
of masonry only, it would be appropriate to provide one leaf of a free-standing framed

construction next to the existing wall as each attic is developed. Example Constructions -
detail 3: timber frame twin stud wall; gives a typical arrangement.
The building owner may wish to carry out a pre-conversion sound test prior to the start of
any conversion, ideally during the building survey process. The acoustic performance of
the existing construction can then be established and problems identified that will allow the
design of a tailored acoustic solution to be determined at an early stage.
For larger or more complex work, advice on conversions may be sought from an acoustic
specialist who should be able to offer appropriate design guidance.
5.1.6 Doors in a separating wall

A door in a separating wall dividing a dwelling from a common area of a building can
create an acoustic weak point in the wall allowing unwelcome noise into the dwelling. As
entrance doors to dwellings from common areas must comply with the relevant standards
in Section 2: Fire, Section 4: Safety and Section 6: Energy the doorset will be relatively
robust, and the weakest point for noise to enter the dwelling will be through the gap
between the door frame and the door.
Entrance doors to flats and maisonettes located in a separating wall should be fitted with a
perimeter seal, including the threshold, to minimise noise transmittance through the
doorset.
A compressible type of seal may be used such as a rubber strip. Where the seal is of a
type that combines a smoke and noise seal, the product literature should be consulted to
confirm the seal will achieve the desired effect. The seal should not interfere with the
closing mechanisms of a fire door and provide a positive seal between the door frame and
the door.
5.1.7 Noise from services

Building service installations serving common areas in domestic buildings have the
potential to cause noise nuisance. For example, common plant such as lifts, air
conditioning units, ventilation systems, and drainage pipes running the height of a block of
flats have all been known to be a source of complaint.
Therefore, it is important that the design of building services, their position in the building
and the building structure should be considered at an early stage in the design process.
Services passing through separating walls or separating floors must comply with the
relevant standards in Section 2: Fire.
Service pipes or ducts should not pass through a separating wall, unless they are of small
diameter, such as lateral pipework from network risers such as gas, electricity, water and
telecom. These pipes or ducts may pass through a separating wall from a common into a
single dwelling only.
Custom-built or system chimneys should not be built into timber-framed separating walls.
Only masonry chimneys (including precast concrete flue-blocks) may be included as an
integral part of a separating wall. However, some thickening of the construction may be
necessary to achieve the performance levels in clause 5.1.2.
Only service openings for ducts, service pipework or chimneys may be formed in
separating floors. These services should be enclosed above and below the floor with a

construction that will maintain the levels of noise reduction recommended for a separating
floor in the table to clause 5.1.2.
Service equipment rooms should not be located next to quiet areas such as rooms
intended for sleeping. Locating plant in a larger space can help dissipate sound. Also,
plant machinery and equipment such as lift rails should be isolated from the walls and floor
to reduce vibrations and the resulting sound transmission to rooms intended for sleeping.
Vibration from mechanical equipment can be reduced with the use of inertia blocks and
resilient mounts.
Structure borne noise is the most common cause of complaints and the most effective
approach is to structurally de-couple service installations and mechanical equipment from
separating walls and separating floors. Lightweight structures need special consideration
and it may be necessary to support noisy plant on a separate, rigid structure. The
installation of an independent wall or ceiling lining may help achieve the performance
levels in clause 5.1.2.
A report ‘Limit noise transmission to dwellings from services' includes several useful
design guide annexes. Annex H of BS EN 12354-5: 2009 provides more detailed guidance
on the reduction of service noise transmittance through separating walls and separating
floors.
Design guides covering low carbon equipment, such as air source heat pumps, contain
advice on sound reduction measures and are available at Key supporting technical
guidance (Section 7: sustainability) – Building Standards collections – gov.scot
(www.gov.scot).
5.1.8 Post-completion performance test levels

The effectiveness of a construction to reduce sound transmission depends on several
factors; the design, the buildings within which it is formed and the quality of the
workmanship.
The use of the methods in clauses 5.1.3 or 5.1.4 alone will not guarantee that the
performance levels will be achieved. Good workmanship is essential to their performance,
and post-completion testing will confirm these levels have been achieved.
Table 5.2 Test levels for Example and other constructions in dB [1]
New build and
Conversions of
Design performance conversions not including
traditional buildings [2]
traditional buildings
Minimum airborne sound 56 DnT,w 53 DnT,w
insulation [3]
Maximum impact sound 56 L’nT,w 58 L’nT,w
transmission [3]
1. For the definition of DnT,w and L’nT,w see clause 5.0.4.
2. Notice should be taken of the guidance on conversions in clause 5.1.5.
3. See clause 5.1.1 for application of these performance levels to separating walls and
separating floors.

5.1.9 Post-completion testing

On completion, new buildings and conversions should be tested in accordance with the
tables in this clause. Note, such testing is not necessary should 'Robust Details (Scotland)'
be used, fully adhering to the scheme rules, see clause 5.1.2. This is because 'Robust
Details (Scotland)' are designed and constructed to be an average of 5dB better than the
test levels in clause 5.1.8 above.
Table 5.3 Recommended minimum number of tests for new build [1, 2]
Construction No. of No. of tests No. of tests for No. of tests for
Type attached for separating separating separating
dwellings walls [houses] walls [flats or floors [flats or
maisonettes] maisonettes]
New build using 2 - 20 2 2 2
Example
21 - 40 3 3 3
Constructions
Over 40 1 extra for 1 extra for every 1 extra for every
every 20 20 flats or 20 flats or
houses, or part maisonettes, or maisonettes, or
thereof part thereof part thereof
New build using 2 - 10 2 2 2
other
11 - 20 3 3 3
constructions
21 - 30 4 4 4
every 10 10 flats or 10 flats or
houses, or part maisonettes, or maisonettes, or
thereof part thereof part thereof
Table 5.4 Recommended minimum number of tests for conversions [1,2]

Construction No. of No. of tests No. of tests for No. of tests for
Type attached for separating separating
dwellings separating walls [flats or floors [flats or
formed by walls maisonettes] maisonettes]
conversion [houses]
Conversions 1-5 2 2 2
6 - 10 3 3 3
every 5 5 dwellings, or 5 dwellings, or
dwellings, or part thereof part thereof
part thereof
1. Where a separating wall forms a junction with a ground floor or roof a weak point in the
construction is created affecting the sound performance. For this reason 1 test should
be carried out on a separating wall at ground and first floor level for attached houses.
2. Each different construction in a development should be tested.
When a conversion of an attached building occurs, for example to a mid terrace dwelling,
it may not be possible to gain access to the adjacent dwelling or part of the same building,
to carry out tests to the separating wall. In this case, it may not be appropriate to request

testing to be carried out. The conversion of a roof space into habitable space, although
very common can also present problems. Since it is unlikely that access to the roof space
in the adjoining dwelling can be assured it may not be appropriate to test
Sound tests should only be carried out on a building that is complete and when doors,
access hatches and windows are fitted. Carpet, should not be used as bonded resilient
floor covering or laid before an impact test for separating floors. Sound testing should be
carried out in accordance with:
a. BS EN ISO 140-4: 1998 and BS EN ISO 717-1: 1997, for airborne sound transmission,
and
b. BS EN ISO 140-7: 1998 and BS EN ISO 717-2: 1997, for impact sound transmission.
Airborne sound insulation testing - at least two different loudspeaker positions should
be used for the source noise, in accordance with BS EN ISO 140-4: 1998.
Methods using a single source - for each source position, the average sound pressure
level in the source and receiving rooms is measured in one-third-octave bands using either
fixed microphone positions (and averaging these values on an energy basis), or using a
moving microphone.
For the source room measurements, the difference between the average sound pressure
levels in adjacent one-third-octave bands should be not more than 6 dB. If this condition is
not met, the source spectrum should be adjusted and the source room measurement
repeated. If the condition is met, the average sound pressure level in the receiving room,
and hence a level difference, should be determined.
It is essential that all measurements made in the source and receiving rooms to determine
a level difference should be made without moving the sound source or changing the output
level of the sound source, once its spectrum has been correctly adjusted (where
necessary).
The sound source should now be moved to the next position in the source room and the
above procedure repeated to determine another level difference. At least two positions
should be used for the source. The level differences obtained from each source position
should be arithmetically averaged, D as defined in BS EN ISO 140-4: 1998.
Airbourne and sound impact insulation testing - for both types of testing it is possible
to use fixed microphone positions, rotating booms or manual moving microphones (mmm),
in accordance with BS EN ISO 140-4: 1998 and BS EN ISO 140-7: 1998.
Doors - it is not normal practise to undertake sound insulation tests where there is a door
in a separating wall, such as an entrance door to a flat from a common stair. Allowance
should be made if a test is needed for such a separating wall as the door will not achieve
the same 'design performance level' as a separating wall, as the door will allow sound
transmission through the gaps and affect the sound test results.
Professional expertise - testing should be carried out by persons who can demonstrate
relevant, recognised expertise in acoustics for sound insulation testing. This should include
membership of a professional organisation which accredits its members as competent to
both test and confirm the results.

5.1.10 Remedial action following a test failure

Noise transmission in buildings is a complex subject and it is difficult to provide definitive
guidance on resolving specific problems that have occurred in individual buildings. It may
be prudent to seek advice from a specialist who, through experience of sound testing, may
be able to identify and resolve any problems.
If the failure is attributed to the construction of the separating and/or associated flanking
elements, other rooms that have not been tested may also fail to meet the test
performance levels. Additional tests may be needed, over and above the number
recommended in clause 5.1.9 to check that the work achieves the test performance levels

5.2 Noise reduction between rooms

Mandatory Standard
Standard 5.2
Every building, must be designed and constructed in such a way to limit the
transmission of source noise from normal domestic type activities, through a
wall or floor, between a room and internal space where noise is likely to occur,
to a level that will not cause inconvenience to the building occupants.
Limitation:
This standard only applies to a wall or floor forming an apartment in a dwelling
and a room in a residential building which is capable of being used for sleeping;
other than:
a) a wall between an en-suite bathroom and the apartment or room it
serves
b) a hospital
c) a place of lawful detention.
5.2.0 Introduction
Changing lifestyles has altered the way rooms are used in dwellings. Bedrooms are more
often used as areas where people spend time watching television, playing computer
games and listening to music. Shouting from room to room, running up and down stairs,
using noisy appliances and banging doors, can all be heard throughout a dwelling and can
create unwanted noise. At night, any noise made when generally there is little background
noise, is often perceived as excessive.
Although noise within a dwelling, can be more easily controlled than noise from outwith the
dwelling itself, this can still be a nuisance. The increase in noise level from speech and
music within dwellings may indirectly lead to anxiety and stress.
5.2.1 Design performance level

Internal walls are normally built off the structural floor. A door located in such a wall
provides a path for sound to bypass a wall under test. On-site sound testing of internal
walls and intermediate floors cannot be relied upon due to excessive flanking sound
transmission through doors. For this reason a laboratory test is used. A laboratory test
result is termed dB Rw (see 5.0.4).
As disturbance to occupants can occur from other areas within the dwelling, the level of
sound heard should be reduced in the rooms in which people may sleep. Therefore it is
the internal walls between apartments, an apartment and an internal space where noise is
likely to occur, that should achieve the sound performance level below. An internal wall

between an en-suite bathroom and the apartment it serves need not have sound
insulation.
The design performance levels for internal walls and intermediate floors covered by this
standard should achieve minimum airborne sound insulation levels indicated in the
following table:
Table 5.5 Table 5.5 Design performance levels
Design performance Minimum airborne insulation level
Internal walls 40 dB Rw
Intermediate floors 43 dB Rw
5.2.2 Internal walls

The design performance levels in clause 5.2.1 can be achieved by using the Generic
Internal Constructions available on the BSD website. Alternatively, product manufacturers
may have solutions that will achieve the design performance level.
5.2.3 Intermediate floors

Improving the sound insulation over parts of an intermediate floor only above or below
apartments is not reasonably practicable and could lead to expensive remedial measures
if an area is missed or if future alteration work is carried out. It is therefore recommended
that sound insulation should be provided across the entire area of each intermediate floor
in a dwelling if there is an apartment located directly or below the floor.
The design performance levels in clause 5.2.1 can be achieved by using the Generic
Internal Constructions available on the BSD website. Alternatively, product manufacturers
may have solutions that will achieve the design performance level.
Although setting impact sound insulation design levels for intermediate floors is not
reasonably practicable, insulation against impact noise can be improved by adding a soft
covering such as a carpet or foam-backed vinyl. However a carpet or foam-backed vinyl is
a floor covering and should not be included as part of the construction used to achieve the
design levels in clause 5.2.1.
5.2.4 Conversions
Many of the existing wall and floor constructions within a traditional building, will be
constructed from materials generally not still in use, for example lathe and plaster. In such
cases the sound insulation level will not be known therefore, it is not reasonably
practicable for the existing walls or floors to meet the performance levels in clause 5.2.1.

Annex 5.A Supplementary guidance on post-

completion noise testing
5.A.0 Introduction
This Annex updates and re-presents the guidance on noise testing previously published in
the separate document ‘‘Sound and Air-tightness Testing’.
5.A.1 Purpose of document

This Annex supports the guidance to Standard 5.1 by providing supplementary information
on achieving regulatory compliance by using sound testing. Buildings should be designed
and constructed to achieve a consistently good level of performance so that sound
insulation levels are achieved and meet the declared performance levels.
5.A.2 Levels of testing

Guidance on the performance levels to be achieved for sound testing and
recommendations on the ratio for representative sampling of testing are given in guidance
to Standard 5.1. The definitions for a dwelling and different dwelling types for the purpose
of this document are given in 5.A.18 below. The definition of a dwelling can also be found
in Annex A (Defined Terms).
5.A.3 Developing process to support performance testing

The application of performance testing in building regulations raises practical implications
for the developer / applicant. The developer should consider testing as an integral stage
within the project lifecycle. Quality assurance measures employed by designers,
developers and contractors can support compliance with the relevant performance
standards.
5.A.4 Design and construction stage

For those involved in the design and construction stages of new buildings, consideration
should be given to the measures and practices that may be needed to help ensure new
buildings are constructed ‘right first time’. This should include clear design details and
specifications, regular site checks, sufficient briefing of site operatives and an enhanced
regime of self-testing so that the measures implemented are effective. Lessons learned
from such activities should continually inform quality assurance processes.
Equally important is the involvement of specialist advice from relevant professionals and
testers at an early stage in a project, particularly where this expertise does not already
exist within the development team.
Further guidance to assist in the understanding and application of the design and
construction principles needed to meet the sound insulation performance levels can be
found in the Example Constructions.

5.A.5 Pre-Building Warrant application stage

Before a building warrant application is submitted to the verifier, it is worthwhile
considering the elements of the building design that will be assessed under the building
warrant and completion certificate process. Paying attention to the detailing, junctions and
specifications of separating walls and floors, will help to achieve the design performance
level. Involvement of testing organisations at an early stage in a project will also assist in
developing proposals.
5.A.6 Building Warrant application stage – testing regime agreement

Discussion with the verifier should be carried out during the building warrant application
stage. This will allow a schedule of testing to be agreed in writing. This should include the
number of plots needed to provide a representative sample, including consideration of
variation in building types and constructions used.
This should also include time to be programmed for any remedial action needed if a test
fails to achieve the required levels and for any additional testing.
5.A.7 Planning for a test - Thinking ahead

In most cases, the party responsible for the development will be in contact with the verifier
and are likely to employ a third party to conduct testing. The testing company will normally
need to be given sufficient notice to enable them to carry out testing on the day requested.
The verifier should be advised of the test dates to enable them to attend should they
consider this necessary.
5.A.8 Who chooses the plots to be tested on site?

For dwellings, the verifier will select the plots to be tested. These should include the initial
building(s) to be completed, thereafter there should be an ‘even spread’ of tests carried out
on the remainder of the development.
Testing should be representative of the work being carried out and specific plots should
not be selected in advance of the construction work being completed. Instead, test plots
should be selected from a range of buildings nearing completion and be identified at least
two days in advance of the test date. Variations can be agreed by mutual consent to suit
changes in programming.
5.A.9 Flow diagram – Process for Sound testing

The following flow diagram is provided to aid understanding of the process from building
warrant application to completion certificate. Each number in the ‘Notes’ provides
additional information or reference to a paragraph within the document that will expand on
the relevant stage and provide additional information.

Apply to verifier for

building warrant
Verifier and applicant / agent agree written testing

regime including building types and number of tests [1]
Building warrant granted
Notice given to verifier to select actual plots nearing

completion for noise testing with applicant / agent [2]
Sound testing
Retest Test results [3]
Does not achieve Achieves performance levels

performance levels
Review of the building

element not achieving
performance
Results submitted to verifier

Remedial work to for submission with the
improve performance [4] Completion Certificate
Notes
[1] see 5.A.14
[2] see 5.A.15
[3] see 5.A.12
[4] see 5.A.16

Figure 1 Sound test being carried out Figure 2 Typical sound level meter for
measuring sound insulation
Figure 3 Typical loudspeaker used during airborne sound insulation tests
5.A.10 Sound testing - Airborne sound

Separating walls and floors are tested for airborne sound. This should be undertaken by a
person with appropriate professional expertise and competence (see 4.4). When testing
airborne sound performance, two adjoining rooms are used. A sound source (loudspeaker,
see Fig. 3) is set up in one room on one side of the separating wall or floor being tested.
The sound levels in each room are then measured using a sound level meter (see Fig. 2).
The difference in the sound level is then calculated and compared against the sound
performance levels set out in guidance to standard 5.1.
5.A.11 Sound testing - Impact sound

Floors are tested for impact sound. This will also be carried out by a person with
professional expertise (see 4.4). Impact sound tests involve using a tapping machine (see
Fig. 5), on the floor in a room directly above another. The sound level is then measured in
the room below. The result is then compared against the sound performance levels set out
in guidance to standard 5.1.
Figure 4 Impact sound test being carried Figure 5 Typical tapping machines for
out impact sound insulation tests

5.A.12 Test conditions and reporting

The condition the dwelling is in before and during testing is important, as this can influence
the results of the test. The following stages for sound testing will help preparation and also
assess the point at which completed buildings can be tested. An example checklist, for use
on site, is provided in clause 5.A.20.
Generally, before the test, the parts of the building or rooms either side of the separating
wall or separating floor should be complete. Particular attention should be paid to the
following:
• All separating walls and floors, and all flanking walls and floors should be complete.
• All wall and floor junctions should be complete.
• All wall finishes should be complete, this should include skirting being in place. This
does not include decorative finishes such as paint.
• Floors must be bare, and no carpets should be laid. Except, where a concrete floor
with bonded resilient cover is to be fitted with wood-based flooring. In this case, the
test sample resilient floor cover should be tested with a wood-based floor covering laid
over the test sample area. See Example Constructions Annex B2.
• All doors should be fully fitted and closed. This includes internal doors and external
doors fully fitted with door seals.
• Windows should be fully fitted with trickle vent covers in place and closed.
• Services should be complete and any voids around ducts finished.
• Electrical sockets should be fitted.
• An electricity supply should be available to the test plots at 110v or 240v.
Generally, during the test:
• There should be no noise during the test other than from the testing equipment.
• Test plots and adjacent areas within the building should be quiet for the duration of the
test.
• No work should be carried out or noise made in the building at the time of the test.
• Site workers should not enter the building or be in the parts of the building undergoing
a test.
After the test, a test report or certificate should be provided. This normally provides the
following information:
• The company name and / or testers name and address that carried out the test and
the accreditation held by the membership organisation.
• The client or applicant name.
• Site address
• Plots tested – including which floors if relevant.
• Wall and floor specification.
• List of equipment used (including details of calibrated equipment) and testing
technique.
• Confirmation that the test was conducted in accordance with BS EN ISO 140 Part 4
(Airborne) and Part 7 (Impact) 1998.
• Measurement procedure.
• The results should be calculated in accordance with BS EN ISO 717 Part 1 and Part 2
1997.
• Detailed test results giving a declaration of a pass or fail.
• Date of test.
The test results or certificates will be submitted to the verifier during the completion
certificate process.
5.A.13 Large non-domestic buildings

Sound testing is also required for new non-domestic buildings and conversions. This likely
to be required where there is a mixed-use building such as a hotel and office complex and
where there are room intended to be used for sleeping, where the areas in different
occupation have a separating wall or floor.
5.A.14 Conversions
Conversions and conversion of traditional buildings is common practice, such as changing
an office into flats. Where division of the building results in different areas of occupation,
such as a flat, there is a need to carry out a sound test.
Pre-conversion sound tests can be carried out prior to the start of any conversion to
establish the acoustic performance of the existing construction. This will help to identify
any problems that may need the design of a tailored acoustic solution at an early stage.
For larger or more complex work, advice on conversions may be sought from an acoustic
specialist who should be able to offer design guidance.
5.A.15 Who can test?

Testing should be carried out by persons who can demonstrate relevant, recognised
expertise in acoustics for sound insulation testing of buildings. This includes members of
the following professional organisations that register their members as competent to both
undertake testing and confirm the results:
• Association of Noise Consultants – Registration Scheme (ANC)
• Institute of Acoustics (IoA)
Testing can also be carried out by an organisation accredited by United Kingdom
Accreditation Service (UKAS) against the international standard ISO / IEC 17025:2005.
Such organisations must have staff with experience of field measurements to carry out
sound testing.
5.A.16 Remedial action following a test failure

Noise transmission in buildings is a complex subject. It can be difficult to provide definitive
guidance on resolving specific problems that have occurred in individual buildings.

Therefore, it may be prudent to seek advice from a specialist who, through experience of
building acoustic design and sound testing, may be able to identify and resolve any
problems. A specialist is normally a member of the Institute of Acoustics (IoA) or the
Association of Noise Consultants (ANC).
If the failure is attributed to the construction of the separating and / or associated flanking
elements, other rooms that have not been tested may also fail to meet the test
performance levels. Additional tests may be needed, over and above the number
recommended in Clause 5.1.9 of the Technical Handbooks to check that the work
achieves the test performance levels.
Where an even spread of tests has been carried out this will assist in identifying, at an
early stage, where the failures have been caused by intermittent poor workmanship.
Testing may then be required for all plots to identify the ones that require remedial
treatment. Where failure is due to a design fault, additional testing may not be required, as
all plots with the same design are likely to require remedial treatment.
5.A.17 Reporting process when a test fails

When a test fails (see 3.3 and 3.4), the report from the tester giving the reasons for the
failure should be shared with the verifier. The developer should send the report together
with a proposal on how to resolve the situation.
5.A.18 Definitions
The definition of a dwelling is contained in Appendix A (Defined Terms) of the Technical
Handbooks.
“Dwelling” means a unit of residential accommodation occupied (whether or not as a sole
or main residence):
a. by an individual or by individuals living together as a family; or
b. by not more than six individuals living together as a single household (including a
household where care is provided for residents) and includes any surgeries, consulting
rooms, offices or other accommodation, of a floor area not exceeding in the aggregate
50 square metres, forming part of a dwelling and used by an occupant of the dwelling
in a professional or business capacity.
There are also different types of dwelling which are defined as follows:
• Flat – means a dwelling on one storey, forming part of a building from some other part
of which it is divided horizontally, and includes a dwelling of which the main entrance
door and associated hall are on a different storey from the remainder of the dwelling.
• High-rise domestic buildings – means a domestic building with any storey at a
height of more than 18 metres above ground.
• House – means a dwelling on one or more storeys, either detached or forming part of
a building from all other parts of which it is divided only vertically.
• Maisonette – means a dwelling on more than one storey, forming part of a building
from some other part of which it is divided horizontally.

5.A.19 Sound testing

For the purposes of sound testing the above defined terms are used in Section 5 in the
testing tables. The amount of testing is based on the number of attached dwellings formed
and the different types of construction used to form the basis of the number of separating
walls and floors to be tested.
5.A.20 Example of a site conditions checklist

# Description Complete
(Y/N)
1. Buildings to be tested should be complete.
2. Separating walls and floors should be complete as well as flanking

walls and floors.
3. Wall and floor junctions should be complete.
4. Wall finishes should be complete, including skirting in place.
5. Floor finishes must be bare. No carpets should be laid.
6. Doors should be in place and fully fitted. External and internal doors
fitted with seals.
7. Windows should be fully fitted with vent covers in place.
8. Services should be completed and any voids around ducts made good.
9. Electrical sockets should be fitted.
10. An electricity supply should be available for the test plots at 110v or
240v.
11. No noise should be made during the test.
12. No site workers should enter or be in the building during the test.
13. Test plots and adjacent areas within the building should be quiet for the
duration of the test.
5.A.21 Examples of selection for testing

The following examples applies an ‘even spread’ of testing. If a tester is involved at the
design stage, there is an opportunity for the owner or developer to agree with them when
the tests can be carried out and how much notice will be required. The principles of the
process outlined in Steps 1 – 4 should be followed for all tests.

Example 1
A development of five plots made up from three blocks, all of the same construction
including:
• four dwellings are made up from two blocks of semi-detached two storey houses, and
• a two storey community centre (non-domestic block).
If the blocks were of different construction, sound testing would need to be carried out for
both semi-detached blocks.
No 1 No 2 No 3 No 4 No 5
Figure 6 Sound testing – Example 1, Plots 1 to 5
Step 1 – Building warrant application stage

The overall number of tests was agreed by the verifier and by the agent representing the
applicant / developer. The plot to be tested is one of the semi-detached dwellings. This
information was recorded on the building warrant application drawings.
Step 2 – Construction stage – nearing completion of the first set of plots
constructed
The specialist / organisation carrying out testing confirmed the day when testing could be
undertaken. They were given at least a week’s notice in this case. However, in some
instances 2-3 days for the booking may be sufficient.
Sound testing ratio
The ‘Example Constructions’ have been used for the design therefore the testing ratio was
1 in 20. The ratio would be 1 in 10 if ‘other constructions’ had been adopted for the design.
However, this particular development has only a few plots and the issue of different ratios
has no impact in this case. Standard 5.1 only applies to attached properties, therefore no
sound test was needed on plot 5.
Testing applied
The verifier was informed the first plots were completed and suitable for testing. The
verifier identified the first plots ready for testing as plots 3 and 4.
However, this site with less than 20 dwellings needs 2 sound tests (1 at ground floor and 1
at first floor level). In terms of domestic testing, the dwellings are of the same construction
and same type of building, therefore no additional tests were required.

Sound tested
No 1 No 2 No 3 No 4 No 5
Figure 7 Sound testing – Example 1, Plots 3 and 4 are selected for testing
Step 3 – Test results

Test reports / certificates outlining the results for sound testing were given to the site agent
and copied submitted to the verifier. In this case the sound test failed on the ground floor
and passed on the first floor.
Sound test – establishing the cause of failure
A small area of gypsum board was removed from the separating wall on the ground floor
of plot 3 and it was found that the density of the board was inconsistent with the density
prescribed in the ‘Example Constructions’ for timber frame.
After further investigation, it was found that only one side of the separating wall has
caused the failure. In this case, the defect was identified before the linings on the
separating walls in plots 1 and 2 were complete. This allowed corrective action to be
taken.
Solution
The board was changed to one giving the correct density, over the full length of the
separating wall, not only to the room used for the test. A re-test was carried out and a pass
achieved.
A specialist can advise where the failure occurs and suggest methods to remedy this, if
this service is wanted by the agent. If there are any changes to the specification agreed
that deviate from the building warrant plans, this should be discussed with the verifier to
decide if an amendment to the building warrant would be required.
Step 4 – Reporting
The report / certificate was passed to the building standards verifier.
Example 2
A development of 27 plots made up from 8 blocks, all of the same construction, but of
different building types, including:
• 1 block of flats made up fo 12 dwellings (4 flats on each floor),
• 3 blocks of semi-detached, two storey houses,
• 1 block of 5 terraced, two storey houses,
• 2 blocks of two storey detached houses, and
• 1 block of two single storey shops (non-domestic).

If all 8 blocks were of a different construction, sound testing for all of the blocks with
attached dwellings would be required.
Figure 8 Sound testing – Example 2, 27 plot development site
The site is built in three phases.

1. Phase 1: Plots 1 to 18,
2. Phase 2: Plots 19 to 23, and
3. Phase 3: Plots 24 to 27.
For sound testing:
• two separating walls and two separating floors of the flats,
• one separating wall at ground floor and first floor of the two semi-detached houses, and
• one separating wall at ground floor and first floor of two of the terraced houses.
Step 1 – Building warrant application stage
The overall number of tests was agreed by the verifier and by the agent representing the
applicant / developer. This information was recorded on the building warrant application
drawings.
Phase 1: Plots 1 – 18
Step 2 – Construction stage – nearing completion of the first set of plots
constructed
Sound testing ratio
The ‘Example Constructions’ have been used for the design therefore the testing ratio was
1 in 20. The ratio would be 1 in 10 if ‘other constructions’ had been adopted for the design.
In this particular phase of the development the ratio for testing is two separating walls and
floors in the block of flats and one separating wall in a semi-detached block (one test at
ground level and one at first floor level).

Testing applied
The verifier was informed the plots were complete and suitable for testing. The verifier
identified the first plots ready for testing as plots 3, 4, 7 and 8 (flats) and 13 and 14 (semi-
detached houses).
This phase needs two sound tests on the separating walls and two on the separating
floors, and a separating wall of the semi-detached houses (one at ground floor and one at
first floor level). As the dwellings are all of the same construction, no additional tests are
required.
Sound tested
(airborne and
impact) Sound tested
(airborne)
Figure 9 Sound – Example 2, 27 plot development site
Step 3 – Test results

Test reports / certificates outlining the results for sound testing were given to the site
agent, and copies submitted to the verifier. In this case all of the sound tests passed.
Phase 2 – Plots 19 – 23
Stage 5 – construction stage – nearing completion of the next phase / set of plots
constructed
Sound testing ratio
The ratio for testing in this phase is one separating wall in the terraced block (one test at
ground level and one at first floor level).

Testing applied
The verifier informed the plots in this phase were complete and suitable for testing. The
verifier identified the plots ready for testing as plots 19 and 20.
This phase needs two sound tests (1 and ground floor and one at first floor level) for house
plots 19 and 20. As the dwellings are all of the same construction, and all of the same type
of building (taking account of phase 1) no additional tests are required.
Sound tested
(airborne)
Figure 10 Sound testing – Example 2, 27 plot development site
Stage 6 – Test results

Test reports / certificates outlining the results for sound testing were given to the site agent,
and copies submitted to the verifier. In this case the sound test failed on the ground floor.
As the sound test failed, the separating wall of plots 22 and 23 was tested. This also failed.
Plots 17 and 18 have been completed and a completion certificate accepted by the verifier.
These plots have been sold but are unoccupied. If these plots had been occupied,
negotiations would need to carried out between the owner / occupier for access to their
houses to allow a test to be carried out. A sound test was then carried out on the
separating walls of plots 17 and 18 of the semi-detached houses, of the previous phase,
that passed the test. This established the failure was limited to the terraced block of
houses.
Sound test – establishing the cause of failure
The skirting board was removed from the ground floor of the separating wall (blockwork
construction) and a section of render coat exposed. The render coat was not thick enough
and found to be the cause of failure.
Solution
The solution was to apply another coat of render to the full length of the separating wall.
However, an alternative solution could be discussed with the specialist carrying out the
sound test.
A specialist can advise when the failure occurs and suggest method(s) to remedy this, if
this service is wanted by the agent. If there are any changes to the specification agreed

that deviate from the building warrant plans, this should be discussed with the verifier to
decide if an amendment to the building warrant would be required.
Phase 3 – Plots 24 – 27
Sound testing ratio
There was no sound testing in this phase as Standard 5.1 does not apply to detached
buildings.

Section 6 (Energy)
6.0 Introduction
6.1 Energy demand and carbon dioxide emissions
6.2 Building insulation envelope
6.3 Heating system
6.4 Insulation of pipes, ducts and vessels
6.5 Artificial and display lighting
6.6 Mechanical ventilation and air conditioning
6.7 Commissioning building services
6.8 Written information
6.9 Energy performance certificates
6.10 Metering
6.11 Heating and hot water – direct emission heating system
Annex 6.A - Compensatory approach - heat loss example
Annex 6.B - Consideration of High-Efficiency Alternative Systems in New
Buildings
Annex 6.C - Further Guidance on Thermal Bridging at Junctions
Annex 6.D - Further guidance on pre-completion airtightness testing

Section 6 – Energy
6.0 Introduction
6.0.1 Introduction
Within Scottish building regulations, improvements in energy standards have been made over
many years including the introduction, in 2007, of emissions targets for new buildings and
further stepped improvement in 2010, 2015 and 2023. Earlier review of standards was
informed by the recommendations of The Sullivan Report (2007) and its subsequent Update
Report, published in 2013. More recent changes are driven by several of the outcomes set out
within our Heat in Buildings Strategy.
The Climate Change (Scotland) Act 2009
The Climate Change (Scotland) Act 2009 (The 2009 Act), which originally received Royal
Assent on 4 August 2009, remains a key commitment of the Scottish Government and is the
most far-reaching environmental legislation considered by the Scottish Parliament during the
first ten years of devolution.
The Climate Change (Emissions Reduction Targets) (Scotland) Act 2019
The Climate Change (Emissions Reduction Targets) (Scotland) Act 2019 (The 2019 Act),
which amends The 2009 Act, sets targets to reduce Scotland's emissions of all greenhouse
gases to net-zero by 2045 at the latest, with interim targets for reductions of at least 75% by
2030 and 90% by 2040. Our target of net-zero emissions by 2045, five years ahead of the
rest of the UK, is firmly based on what the independent Committee on Climate Change (CCC)
advise is the limit of what can currently be achieved. To meet our statutory target for 2030, as
set out in the Climate Change Plan Update, we will need to reduce emissions from buildings
to 69% below their level in 2020. The levels of all of Scotland’s targets are regularly reviewed
following advice from the CCC.
Climate Change Plan
We published our Climate Change Plan update in December 2020 which reflects the
increased ambition of The 2019 Act. This update maintains the commitment to investigate
how building regulations can support the achievement of these targets and other emissions
and energy policy outcomes, including our decarbonisation of heat agenda.
Heat in Buildings Strategy
Building on the policies and actions set out in the 2020 Climate Change Plan update, the
2021 Heat in Buildings Strategy sets out a pathway to zero emissions buildings by 2045 and
details a series of near-term actions to put us on a clear path towards this, as well as a range
of further, longer-term commitments to accelerate and further scale the transformation of the
nation’s building stock.
Heating and powering buildings currently accounts for 40% of the UK’s total energy usage,
a figure which must be both significantly reduced and demand met through a transition to
low and zero emissions heating systems if we are to achieve our goal of net zero emissions
by 2045.

February 2023 Energy Standards

Consultation on improved energy standards was undertaken between July and November
2021, with improved standards introduced from February 2023.
The 2023 standards focussed on actions at a building level that reduce energy demand,
including improved fabric insulation in new homes to reduce space heating demand.
The standards also supported the implementation of the 2024 New Build Heat Standard
(NBHS) and the consideration of ‘zero direct emission heating’ by introduction of a new
delivered energy target for new buildings and an initial definition of ‘direct emission heating
systems’.
Improving energy performance through improved compliance with standards was further
encouraged, set in the context of the broader review of compliance with building regulations.
2024 New Build Heat Standard
As part of our Heat in Buildings Strategy, the Scottish Government committed to ensuring
that, from 2024, new buildings use heating systems which produce zero direct emissions at
point of use. A scoping consultation on proposals was undertaken from December 2020 to
March 2021 which set out our high-level vision for the new Standard. A further consultation
ran between July and October 2022 seeking views on the overall approach to regulation,
use of specific technologies, conversions, equality and non-domestic concerns.
Following an analysis of responses and further engagement, the Building (Scotland)
Amendment Regulations 2023 (legislation.gov.uk) were laid in Parliament on 8 June 2023.
The provisions of the regulations will come in force on 1 April 2024.
6.0.2 Aims
Alongside the implementation of the New Build Heat Standard from April 2024, the improved
standards introduced in February 2023 considered the technical, commercial and wider policy
implications of improvements to energy standards and introduced proposals, as part of
broader action by the Scottish Government on climate change, to further our ambition of
becoming a net-zero society by 2045.
The intention of Section 6 is to ensure that effective measures for the conservation of fuel
and power are incorporated within dwellings and buildings consisting of dwellings. In
addition to limiting energy demand, by addressing the performance of the building fabric and
fixed building services, a delivered energy standard obliges a designer of new dwellings to
consider building design in a holistic way.
The provisions set out within this section will result in a greater need to consider the benefits
which very good levels of insulation, high efficiency heating solutions and effective use of
on-site generation of heat or power can offer towards meeting standards. Additionally,
standard 6.11 now implements the 2024 New Build Heat Standard and prohibits the use of
direct emission heating systems in new buildings in applications for building warrants made
on or after 1 April 2024. This prescription against direct emission heating systems removes
the need for new buildings to meet a target emission rate, a provision which is now
removed. The 2023 delivered energy target set under standard 6.1 remains as the driver for
delivery of new buildings and measures which are effective in limiting total delivered energy
needs.

Parallel work seeks to improve compliance with building regulations and, accordingly
providing more assurance that designed energy performance is achieved.
Through the move to use of only zero direct emission heating systems, the standards and
guidance given in this section are intended eliminate direct emissions associated with
heating new buildings. Solutions which already meet the February 2023 standards and do
not use direct emission heating systems will still comply under the April 2024 standards.
However, nothing here prevents a domestic building from being designed and constructed
to be even more energy efficient in its construction or make greater use of effective sources
of on-site generation of heat or power.
6.0.3 General guidance

This section addresses the energy performance of all domestic buildings (houses, flats and
maisonettes) and ancillary buildings. In respect of dwellings, all parts of a building intended
to form part of the dwelling should be within an insulation envelope.
This section should be read in conjunction with all the guidance to the Building (Scotland)
Regulations 2004 but in particular Section 3: Environment has a close affiliation with energy
efficiency, regarding:
• heating of dwellings
• ventilation of domestic buildings
• condensation
• natural lighting
• combustion air and cooling air for combustion appliances
• drying facilities
• storage of woody biomass, and
• overheating.
Other than where qualified in the limitations to individual functional standards, the standards
and guidance within this section apply, irrespective of the intended lifespan or the potential
to relocate a building:
• to dwellings
• to ancillary and subsidiary accommodation to dwellings (some of which may be stand-
alone buildings), that are to be heated (excepting heating rated at a maximum of 25 W/m²
floor area, installed solely for the purpose of frost protection)
• to stand-alone buildings that are heated (see paragraph below), and
• to work on existing buildings (see paragraph below).
Heated stand-alone buildings
Heated stand-alone buildings include not only detached buildings, but also thermally divided
parts of a buildings with separate heating shut-down control. Stand-alone building that are
less than 50 m² in floor area are not subject to overall energy or emissions targets set under
standard 6.1 or energy certification on construction under standard 6.9. However, they must
still comply with Standards 6.2 to 6.8 and 6.11 (6.10 not being applicable to domestic

buildings). The guidance to Standard 6.2 recommends that the insulation envelope of such
a building should achieve the level of performance applicable to any new building or
extension.
Work on existing buildings
As for other standards within Scottish building regulations, the energy standards apply to
conversions and also work on existing buildings, such as extensions, conservatories,
alterations and replacement work. However, in some situations, individual standards may not
apply or guidance on compliance with the standards may differ for such work. The latter is
usually to recognise constraints that arise when working with existing buildings.
It is advisable, in the first instance, to check the functional standard as sometimes a
limitation removes certain classes of this type of work. Where not excepted by a limitation to
a standard, the provisions of the standard will apply in full to the new work on the existing
building, other than where proposed works are wholly categorised as a conversion, where
the standard in question may be met as far as is reasonably practicable. This is identified in
the introduction to the guidance supporting each standard.
6.0.4 U-values
Thermal transmittance (U-value) is a measure of how much heat will pass through one
square metre of a structure when the temperature on either side differs by one degree
Celsius. It is expressed in units of watts per square metre per degree of temperature
difference (W/m2K).
Measurements of U-values should be made in accordance with BS EN ISO 8990:1996 -
‘Thermal insulation. Determination of steady-state thermal transmission properties.
Calibrated and guarded hot box’. In calculation, thermal bridging may be disregarded where
the difference in thermal resistance between bridging and bridged material is less than 0.1
m2K/W. For example, normal mortar joints need not be taken into account in calculations for
brickwork, but should be taken into account for lightweight insulating blockwork.
Taking into account guidance from BRE publication BR 443:2019 ‘Conventions for U- value
calculations’, individual U-values of building elements forming the insulation envelope can
be established by a number of methods, including:
• by using insulation to a thickness derived from manufacturers’ data relating to thermal
conductivities (W/mK) and thermal transmittances (U-values: W/m2K) certified by a
notified body
• by calculation, taking into account thermal bridging effects of, e.g. timber joists, structural
and other framing and normal bedding mortar, by using the Combined Method set out in
BS EN ISO 6946:2017.
• for floors adjacent to the ground and basements, by using the method set out in BS EN
ISO 13370: 2017, or
• for windows, doors and rooflights, by using BS EN ISO 10077-1: 2017 or BS EN ISO
10077-2: 2017 and, for rooflights, BS EN ISO 12567-2: 2005.

6.0.5 Thermal conductivity

The thermal conductivity (the λ-value) of a material is a measure of the rate at which that
material will transmit heat and is expressed in units of watts per metre per degree of
temperature difference (W/mK). Establishing the thermal conductivity of materials in a
building element forming part of the insulation envelope will enable the thermal
transmittance of the element to be calculated.
Measurements of thermal conductivity should be made in accordance with BS EN 12664:
2001, BS EN 12667: 2001 or BS EN 12939: 2001. There are a wide range of technical
publications which give the thermal conductivity of common construction materials but,
where available, preference should be given to values that are certified by a notified body.
Additional guidance given in BRE publication BR 443: 2019 should also be followed.
6.0.6 Thermal transmittance through separating elements

Heat loss through a separating construction between a heated part of a dwelling and an
unheated area is always assessed. Separating walls between a dwelling and other heated
parts of the same building (e.g. between a flat and a protected zone with space heating) are
also assessed. Whilst ‘no loss’ may still be assumed for solid walls, heat losses from air
movement in cavity separating walls (‘thermal bypass’) is identified in the calculation
methodology and guidance to Standard 6.1 and in guidance to Standard 6.2.
6.0.7 Buffering effects on the insulation envelope

If a dwelling or part of a building consisting of dwellings is separated from an unheated
enclosed area, (for example solid waste storage accommodation, a porch, garage,
protected zone or underground car park) the U-values of the walls/floors (including doors
and translucent glazing) may be calculated by:
• disregarding the buffering effects and treating the element as if it is directly exposed to
the outside
• using the relevant formulae within SAP 10;
• following the procedure in BS EN ISO 6946: 2017, or
• following the procedure in BS EN ISO 13789: 2017.
6.0.8 Roofs that perform the function of a floor

A roof of a dwelling or building consisting of dwellings that also performs the function of a
floor or similar loadbearing surface (e.g. an access deck, escape route, roof garden or car
park), should be considered as a roof for the purpose of assessment within this section.
6.0.9 Conservatories and atria

A conservatory allows natural light and natural ventilation to be ‘borrowed’ through glazing
and ventilators into adjacent rooms of a dwelling. In view of this, a large area of translucent
material is required in the conservatory fabric to ensure that such rooms are not adversely
affected. The definition of conservatory in Appendix A of the Technical Handbooks should
be read in conjunction with the SAP 10 document.

Further guidance is given on how the standards apply to conservatories in clauses 6.1.6,
6.2.11 and 6.3.1.
In a dwelling with an atrium, it should be assumed that the atrium is to gain heat transfer
from the surrounding building. The continuity of the insulation envelope occurs at the roof
level (usually predominantly glazed with translucent material) and the atrium is considered to
be a heated part of the dwelling.
6.0.10 Performance of fixed building services

Unless otherwise identified in text, guidance given in support of Standards 6.3 to 6.6 now
refers directly to information contained within the Domestic Building Services Compliance
Guide 2023. The document replicates published in support of building standards elsewhere
in the UK and supports standardisation of the specification and expected performance of
fixed building services throughout the UK. The Guide also provides helpful supplementary
information that may assist designers in the installation and commissioning of services to
delivering optimum operating efficiency.
6.0.11 Calculation of areas

When calculating areas for the purposes of this section and in addition to regulation 7,
schedule 4, the following should be observed:
• all areas should be measured in square metres (m²), unless stated otherwise in this
guidance
• the area of a floor, wall or roof is to be measured between finished internal faces of the
insulation envelope, including any projecting bays and in the case of a roof, in the plane
of the insulation
• floor areas are to include stairwells within the insulation envelope and also non- useable
space (for example service ducts)
• the area of an opening (e.g. window or door) should be measured internally from ingo to
ingo and from head to sill or threshold.

The 2023 edition of Section 6 incorporated a number of changes whilst also introducing the
use of SAP 10 for compliance calculations and EPC production for new dwellings. The
majority of these changes relate to improvement in specified performance to deliver the
intended 32% aggregate reduction in carbon dioxide emissions on the 2015 standards and
to support the planned implementation of the 2024 New Build Heat Standard.
A fuller summary of changes can be found on the Technical Handbooks page of the Building
Standards Division section of the Scottish Government website.
The key changes that have been made to the standards and guidance from 1 April 2024
include:
• Clauses 6.0.1 & 6.02 updated to reference recent changes and developments in heat
and energy policy, including the introduction of the New Build Heat Standard.

• Clause 6.0.3 no longer makes reference to greenhouse gas emissions, new standard
6.11 referenced for heated stand-alone buildings.
• Standard 6.1 amended to ‘Energy Demand’, requirement to limit carbon dioxide
emission removed.
• Clause 6.1.0 notes the updated definition of ‘direct emission heating systems’ and the
removal of the target emission calculation. Note that solutions which already meet the
February 2023 standards and do not use direct emissions heating systems will still
comply with standard 6.1 after 1 April 2024.
• Table to clause 6.1.1 retains ‘legacy combi or system boiler specification’ for ‘all other
solutions’ notional building.
• Clauses 6.1.1, 6.1.2 & 6.1.3 amended to refer only to the Target Delivered Energy Rate
and Dwelling Delivered Energy Rate.
• Clause 6.1.3 references the introduction of standard 6.11.
• Reference to emissions removed in clause 6.2.0, 6.2.4, 6.2.7, 6.2.8, 6.2.11 and 6.2.12.
• Clause 6.3.0 - note added on ‘direct emission heating systems’, referencing application
of standard 6.11 to new and existing buildings.
• Clause 6.5.0 - reference to emissions removed.
• Clause 6.6.0 - reference to emissions removed.
• Clause 6.8.0 - removal of paragraph on the need to provide information on the future
retrofit of buildings with ‘direct emission heating systems’.
• Removal of previous clause 6.8.3 ‘Information to enable future retrofit of zero direct
emissions heating’.
• New standard 6.11 ‘Heating and hot water – direct emission heating system‘ introduced
which prohibits the installation of such systems in new buildings.
• Clause 6.B.0 reference to emissions targets removed.
• Clauses 6.B.1 & 6.B.2 now reference alternative solutions in the context of standard
6.11.
• Clause 6.D.14 – updated reference to standard 6.1.
A summary of the previous changes made to the standards and guidance from 1 February
2023 are included in this clause in the February and June 2023 editions of the Technical
Handbooks.
functional standards. Such schemes are approved on the basis that the procedures adopted
by the scheme will take account of the need to co-ordinate the work of various designers and
specialist contractors. Individuals approved to provide certification services under the
scheme are assessed to ensure that they have the qualifications, skills and experience
required to certify compliance for the work covered by the scope of the scheme. Checking

procedures adopted by Approved Certifiers will deliver design or installation reliability in

accordance with legislation.
The Certification of Design (Section 6 - Energy) for Domestic Buildings scheme has been
approved by Scottish Ministers to confirm compliance with Section 6. Details are available
on the certification pages of the Building Standards Division website.

6.1 Energy demand

Mandatory Standard
Standard 6.1
a) the energy performance is calculated in accordance with a methodology
of calculation approved under regulation 7(a) of the Energy Performance
of Buildings (Scotland) Regulations 2008;
b) it is a nearly zero-energy building; and
c) it is capable of reducing the energy demand of the building.
Limitation:
This standard does not apply to:
a) alterations and extensions to buildings, other than:
i. alterations and extensions to stand-alone buildings having an area
less than 50 square metres that would increase the area to 50 square
metres or more
ii. extensions to non-domestic buildings where the extension will have
an area which is both greater than 100 square metres and greater
than 25% of the area of the existing building, and
iii. alterations to buildings involving the fit-out of the building shell
which is the subject of a continuing requirement
b) conversions of buildings:
c) non-domestic buildings and buildings that are ancillary to a dwelling that
are stand-alone having an area less than 50 square metres
d) buildings, which will not be heated or cooled, other than by heating
provided solely for the purpose of frost protection
e) limited life buildings which have an intended life of less than 2 years.
6.1.0 Introduction
Standard 6.1 focuses on the reduction of energy demand arising from the use of heating,
hot water, lighting, ventilation and cooling systems in a new dwelling. Standard 6.11
introduces a requirement to avoid direct emission heating systems when designing and
constructing new buildings.
The guidance which supports this standard sets a target for overall energy performance in
buildings by use of a calculation methodology which assesses performance at a building
level, considering a wide range of parameters which influence energy use.
This means that, for new dwellings, a designer is obliged to consider energy performance as
a complete package rather than looking only at individual elements such as insulation or

heat generator efficiency - a ‘whole dwelling approach’ to energy, which offers a significant
degree of design flexibility.
For the majority of new buildings, Standard 6.1 has the greatest influence on design for
energy performance, setting a challenging performance target for delivered energy which
must be met.
Standards 6.2 to 6.6 recommend minimum performance levels to be achieved for individual
elements or systems within a building.
To achieve compliance with Standard 6.1, it will be necessary to improve upon some or all
of these minimum levels or incorporate additional energy efficiency measures, such as
generation of renewable heat or power to offset energy demand.
Nearly zero energy buildings
Initially introduced in response to a European Directive, “nearly zero-energy building” means a
building that has a very high energy performance, as determined in accordance with the
methodology cited in this standard, where the ‘nearly zero’ or very low amount of energy
required by the building should be covered, to a very significant extent, by energy from
renewable sources, produced on site or nearby.
Review of standards in 2022 is the first improvement since this provision was introduced into
regulation as part of standard 6.1 in March 2016. Standards now set, via the approved
methodology and supporting guidance, should result in buildings with very low energy
demand at levels which are more widely associated with the concept of ‘nearly zero’.
In this context, “energy from renewable sources” means energy from renewable non-fossil
sources, namely wind, solar, aero-thermal, geothermal, hydrothermal and ocean energy,
hydropower, biomass, landfill gas, sewage treatment plant gas and biogases. In this context,
current and ongoing decarbonisation of grid electricity is also now considered to contribute as a
renewable source, as noted in our draft Heat in Buildings Strategy.
High-efficiency alternative systems
For all new buildings, it remains the case that the technical, environmental and economic
feasibility of high-efficiency alternative systems (such as decentralised energy supply
systems using renewable energy, co-generation, district or block heating/cooling and heat
pumps are considered and taken into account in developing proposals. Further information
on this process is provided in Annex 6.B -'Consideration of High-Efficiency Alternative
Systems in New Buildings'.
‘Direct Emission Heating Systems’
All new buildings constructed under a building warrant applied for on or after 1 April 2024 will no
longer use ‘direct emission heating systems’.
A “direct emission heating system”, in relation to a building, means a fixed combustion
appliance installation (other than a fixed combustion appliance installation which is a source
of production from which thermal energy is distributed by a heat network) the purpose of
which is to produce thermal energy by which space within the building is heated or cooled,
or by which hot water is made available in the building, and which:
a. is located within the building, or curtilage of the building, and
b. during normal operation produces more than a negligible level of greenhouse gas
emissions at the point of production of that thermal energy.

As no heat or cooling will be supplied to a new dwelling from ‘direct emission heating
systems’. the operation of the building is deemed to produce ‘zero direct emissions’ and a
Target Emission Rate calculation therefore no longer needs to be undertaken or building
emission reported on. Compliance with Standard 6.1 will still be demonstrated by the
building meeting the Target Delivered Energy Rate (TDER).
Solutions which already meet the February 2023 standards and do not use direct emission
heating systems will still comply with standard 6.1 after 1 April 2024.
Conversions - in the case of conversions as specified in regulation 4, this standard does
not apply.
6.1.1 Dwellings
Objective – To limit the delivered energy needed at a new building to meet energy demand
through the setting of an overall performance target, calculated by an approved
methodology.
Method – the calculated delivered energy demand for the proposed dwelling (the Dwelling
Delivered Energy Rating (DDER) measured in kilowatt hours per square metre per year,
kWh/m²/yr) should be less than or equal to the Target Delivered Energy Rate (TDER)
calculated for a ‘notional dwelling’ of the same size and shape.
Summary of procedure
In order to establish the Target Delivered Energy Rate (TDER) for the ‘notional dwelling’ (i.e. a
dwelling of the same size, shape and 'living area fraction' as the proposed dwelling), the
dimensions and 'living area fraction' of the proposed dwelling and a set of standard values are
input into the methodology (see clause 6.1.2). To calculate the Dwelling Delivered Energy
Rate (DDER) for the proposed dwelling, a second calculation is carried out where the
specification for the dwelling proposed by the applicant are input into the methodology.
Standard Assessment Procedure (SAP)
The Government’s Standard Assessment Procedure for Energy Rating of Dwellings (SAP
10) is the calculation tool which forms part of the UK National Calculation Methodology and is
the methodology for the calculation of energy and emissions performance of new dwellings
approved under standard 6.1(a). At all stages, the conventions associated with the SAP
document should be read in conjunction with the specific guidance given in the clauses to
this section. Designers should be familiar with the SAP methodology and their chosen
software tool and be able to explain the input and calculation process in the context of the
information submitted as part of the building warrant.
Non-domestic use within dwellings
Some new dwellings may incorporate surgeries, consulting rooms, offices or other
accommodation of a floor area not exceeding 50 m² in aggregate, used by an occupant of
the dwelling in a professional or business capacity. Where this occurs, the accommodation
should be considered as a part of the dwelling.
6.1.2 Setting the Target Delivered Energy Rate

To set the Target Delivered Energy Rate, (i.e. the level that should not be exceeded, the
TDER), refer to the table to this clause. The target set is based on a specification linked to

the choice of main heating type fuel. This specification is applied within the methodology to
define a ‘notional dwelling' having the same size, shape (including floor, roof, exposed wall
areas and storey heights) and 'living area fraction' as the proposed dwelling. These terms
are explained in SAP 10.
Where the dwelling is to be served by an electric heat pump, one specification is defined.
For any other heat solution at the building, a second specification is defined. This is to
provide a degree of equitability in performance outcomes for the heat pump systems that
generally operate with a very high energy efficiency.
Further adjustments are made to the second specification where the dwelling is supplied
from a heat network, with the heat network characteristics not being applied to notional and
actual building as supplied heat is always deemed 100% efficient. This is further explained
in the notes to table 6.1.
Software vendors providing BRE approved SAP 10 software will incorporate a function that,
with purpose of assessment ‘Scotland’ selected, automatically generates the target rates
once the choice of heating solution to the actual building, together with the ‘notional
dwelling’ dimensions and 'living area fraction' have been input into the software.
Measures used to calculate the Target Delivered Energy Rate for the 'notional
dwelling'
The measures identified in the table below were set in 2023 to deliver, on aggregate, a 32%
reduction in emissions over application of the 2015 standards. These still apply. Whilst a
dwelling can be constructed using these packages of measures, it is stressed that the
specifications are provided solely for the purpose of setting the TDER for the ‘notional’
dwelling. Designers will find more cost-effective and relevant solution when considering the
nature of the new home they propose.
Accordingly, it is not necessary that values or elements present in these tables form part of
the proposed dwelling. Designers are free to develop cost-effective and appropriate
solutions which meet the TDER, subject to meeting or improving upon the minimum levels
identified in guidance to Standards 6.2 to 6.6.
Low carbon equipment element of the TDER (generation of power)
The ‘all other solutions’ and ‘heat network’ specification for the notional building include an
element of low carbon equipment (LCE) represented, as a proxy, by the inclusion of roof
mounted photovoltaic panels, expressed as a fixed percentage of the building gross internal
area. This is included to assist in reducing the overall delivered energy total for the building.
This PV element is applied only to that portion of the actual building where space heating
demand is not met by an electric heat pump. This is in recognition of the higher efficiency of
heat pump solutions which will already significantly reduce the delivered energy total.
Accordingly, a building where heat demand is met 100% by an electric heat pump will have
no assigned PV in the notional building calculation.
The incorporation of LCE within design proposals, is encouraged where this is considered
an appropriate and cost-effective part of the overall building solution and the generating
capacity can be shown to be utilised on site. From 2023, the calculation of notional and
actual building no longer include any component of generated power which is identified by
SAP 10 as exported from the building. This change in approach seeks to reinforce the need
for design choices to be effective in reducing the total delivered energy needed at a
building, to the benefit of those using the building.

Table 6.1. Notional building specification - fabric and fixed building services values
for TER/TDER.
Element Specification
Openings (windows, Same as actual dwelling up to a maximum total area of openings
doors, etc) 1 of 25% of total floor area. If the total area of openings exceeds
25% of the total floor area, reduce to 25%
Walls 0.15 W/m²K
Party walls 0.0 W/m²K
Floors 0.12 W/m²K
Roofs 0.09 W/m²K
Doors 1.2 W/m²K
Windows 2 U = 1.2 W/m²K
Frame factor 0.7, Solar energy transmittance 0.63, Light
transmittance 0.80
Roof windows 3 U = 1.2 W/m²K)
Overshading factor 1.0, Other parameters as for windows
Rooflights 3 U = 1.7 W/m²K
Overshading factor 1.0, Other parameters as for windows
Thermal mass Same as actual dwelling
Number of sheltered Same as actual dwelling (but must not exceed 2)
sides
Allowance for thermal Assigned y-value of 0.05
bridging 4
Ventilation system Continuous mechanical extract ventilation
Air permeability 5 m³/(h.m²)@50Pa
Chimneys/open flues None
Extract fans/points Number of extract fans/points the same as the actual building.
Main heating fuel Heat pump All other solutions Heat Network 6
(space and water) 5 (Electric)
Heating system Air Source Heat Applies legacy combi or As actual dwelling
Pump, 250% system boiler specification) (from existing heat
(SPF as SEDBUK 2009 = 89.5% network)
modelled in Room-sealed, fan- Heating output -
SAP) assisted flue. Modulating design flow
burner control Boiler and temperature of 55 °C
Boiler and
radiators (large); central HIU data if for PCDB
radiators (large);
heating pump 2013 or entry 400001 - direct
Design flow later, in heated space 400002 - indirect
temperature of
Design flow temperature of
55 °C
55 °C

Element Specification
Heating system controls Time and Time and temperature charging system
temperature zone control, interlock, linked to use of
zone control ErP Class V controls, heating, programmer
delayed start and TRVs
Hot water system As space heating source.
Showers and baths Number of showers and baths same as actual dwelling. If shower(s)
specified, shower flow rate(s) to be 8 l/min. Shower(s) supplied by
main water heating system (not instantaneous electric shower).
Main heating fuel Heat pump All other solutions Heat Network 6
(space and water) 5 (Electric)
Waste water heat None All showers connected to None
recovery WWHR
Recovery efficiency:
House = 55%, Flat = 36%
Utilisation of 0.98, waste
water fraction 0.9.
Hot water cylinder If present in actual building. Volume as actual None
building; subject to minimum volume of 150 litre.
Hot water cylinder If cylinder present. Declared loss factor = 0.85 x None
(0.2 + 0.051 V2/3) kWh/day where V is the volume
of the cylinder in litres. Cylinder thermostat;
cylinder in heated space.
Primary water heating Fully insulated primary pipework; Separate time None
losses control for space and water heating.
Secondary heating None
Electrical Supply Standard Tariff
Lighting Fixed lighting capacity (lm) = 185 x total floor area; Efficacy of all fixed
lighting = 80 lm/W
Main heating fuel Electric, heat Other
(space and water) pump
PV system 7 None Houses - kWp = 0.4 x ground floor area (m²) / 6.5
Flats - kWp = 0.4 x dwelling floor area (m²) / (6.5
x number of storeys in block)
Notes:
1. If there is a need to reduce the area of openings in the notional building to 25%:
a. Include all opaque and semi-glazed doors with the same areas as the actual dwelling
(excluding any doors not in exposed elements, e.g. entrance door to a flat from a
heated corridor); then
b. Reduce area of all windows and roof windows/rooflights by a factor equal to [25% of
total floor area less area of doors included in (a) above] divided by [total area of
windows and roof windows/rooflights in actual dwelling].
2. Orientation same as actual dwelling. Over shading - average if actual dwelling has very
little or average overshading; same as actual dwelling if greater overshading.

3. U-values for roof windows should be calculated for the inclination of the roof into which
the unit is installed. Where this information is not available, adjustment of the vertical
plane U-value should be made per clause 11.4 of BR 443. U-values for rooflights are
already calculated on the horizontal plane.
4. For the purposes of setting the TER/TDER, a y-value of 0.05 is identified. Note that for
DER/DDER, this element of calculation must have the additional heat loss element (Htb)
calculated from lengths of junctions and individual psi values.
5. Three specifications are applied:
a. if space heating is proposed via an electric heat pump, the notional building has a
heat pump solution;
b. if any other heating solution is proposed, the notional building applies a legacy
mains gas boiler solution (except see 6 below) and assignment of both photovoltaics
and wastewater heat recovery. Where more than one fuel is used to heat different
parts of the building the calculation will assign each specification based upon the
proportion of each solution present by heated floor area.
6. Where heating is provided via a Heat Network connection, the notional building space
and water heating efficiency is moderated downward to match the net efficiency of ‘all
other solution’ (legacy gas boiler). This is to provide assurance that the efficiency of a
supplied heat solution (deemed 100% efficient) is represented in the same way as the
efficiency of other (non-heat pump) fuel solutions in the actual building.
7. The cited PV element of the specification is calculated on the basis of a panel
specification of 6.5 m²/kWp. For purpose of calculating the benefit of the PV element in
TER/TDER reporting, the contribution will be capped to the amount of generated energy
that is assessed as not being exported from the dwelling, following the methodology set
out in Appendix M1 of SAP 10. The same assessment will be applied to the DDER
calculation – see clause 6.1.3.
6.1.3 Calculating the Dwelling Delivered Energy Rate

The second calculation established the Dwelling Delivered Energy Rate (DDER) for the
proposed dwelling. To do this the actual specification values proposed for the dwelling
should be used in the methodology i.e. the U-values, air infiltration, heating system, etc.
All values input should be dwelling-specific values and be for the location and orientation of
the individual dwelling, as proposed. No standardised or default assumptions should be
included. Before determining these values for input into the methodology, reference should
be made to:
• the maximum space heating demand or U-values identified in guidance to Standard 6.2,
• guidance on systems and equipment referenced in guidance to Standards 6.3 to 6.6 and
the Domestic Building Services Compliance Guide for Scotland, and
• The requirement to avoid any direct emission heating system under standard 6.11.
On-site generation of power – export limitation
As with the notional building calculation, the calculation of the performance of the actual
building will assess the contribution of on-site generation of power and this will be capped to
the amount of generated energy that is assessed as not exported from the dwelling,

following the methodology set out in Appendix M1 of SAP 10. Where the calculated
generating capacity exceeds that which is assessed as utilised on site, this excess will be
reported to the designer. This capping is intended to provide assurance on the extent that
such generation at a building is effective in reducing the delivered energy total for the
dwelling.
Demonstrating compliance for buildings with a supplied heat connection
Compliance with standard 6.1 for a building supplied with heat from an external network
source will be demonstrated without heat network characteristics being applied to the actual
building and the notional building (as noted in clause 6.1.2).
This recognises that supplied heat can be utilised with 100% efficiency at the building, with
adjustment only needed to recognise any standing losses from heat interface units where
not contributing usefully to reduce the heating demand at the building.
Application of the same characteristic to both notional and actual building enables the
designer to propose a supplied heat solution to an energy efficient new dwelling without the
need to further compensate for the characteristics of the connected network. The
improvement of the characteristics of heat from heat networks will be addressed through
separate regulation made under The Heat Networks (Scotland) Act 2021.
Emissions and primary energy conversion factors for heat networks should be calculated to
take account of the annual average performance of the whole system, including all
distribution and heat generating characteristics and should be provided for the connecting
network, from an assured source, by the network provider or from information registered in
the SAP Product Characteristic Database. For network heat generation sources, the values in
Table 12 of SAP 10 should be used. Whilst these factors are used to calculate emissions
and primary energy totals for the actual dwelling, they are no longer applied as part of the
process of demonstrating compliance with standard 6.1 for new dwellings where all heating
demand is met from a heat network.
6.1.4 Buildings with multiple dwellings

Where a building contains more than one dwelling (such as a block of flats or terrace of
houses) the average delivered energy rate for the proposed block or terrace (DDER) may
be compared to the average delivered energy rate (TDER) for the ‘notional block or terrace'.
The average rates for the block or terrace is the floor-area-weighted average for all the
individual dwelling rates, i.e.:
{(delivered energy1 x floor area1) + (delivered energy2 x floor area2) + (delivered energy3 x
floor area3) + …)} ÷ {(floor area1 + floor area2 + floor area3) + …}
The degree of flexibility which is provided by averaging out the building delivered energy
totals should be used carefully. It is not intended that one or more dwellings are super-
insulated (in a building consisting of dwellings) so that another may be constructed with a
high percentage of glazing. Designers should note that the option to use the ‘space heating
demand target’ approach for building fabric described in clause 6.2.1 is applied at an
individual dwelling level and may not be averaged across a block or terrace.

6.1.5 Heated common areas in buildings with multiple dwellings

Where the heated common areas in a domestic building are less than 50 m2 in total these
rooms or areas may be treated as a small stand-alone building and are not therefore subject
to Standard 6.1.
Where subject to Standard 6.1, communal rooms or other areas in blocks of dwellings
(which are exclusively associated with the dwellings) should be assessed either by:
a. a SBEM calculation using the methodology and guidance to Standard 6.1 for non-
domestic buildings, or
b. ensuring that the glazing does not exceed 25% of the total communal floor area of the
building; and the actual building fabric and services specification is equal to or better
than that given for the applicable notional dwelling specification set out in clause 6.1.2
Note that an Energy Performance Certificate (EPC) will still be required, on completion of
such areas, to meet Standard 6.9.
6.1.6 Conservatories and stand-alone buildings

Conservatories of less than 50 m2 in area are stand-alone buildings, thermally separated
from the dwelling. A new dwelling to which one is attached should be assessed as if there
was no conservatory present.
For conservatories and other ancillary stand-alone buildings of 50 m2 or more subject to
Standard 6.1, a SBEM calculation using the methodology and guidance to Standard 6.1 for
non-domestic buildings should be provided, applying the standards set for domestic
buildings in all other respects.

6.2 Building insulation envelope

Mandatory Standard
Standard 6.2
Every building must be designed and constructed in such a way that an
insulation envelope is provided which reduces heat loss.
Limitation:
a) non-domestic buildings which will not be heated, other than heating
b) communal parts of domestic buildings which will not be heated, other
than heating provided solely for the purpose of frost protection, or
c) buildings which are ancillary to dwellings, other than conservatories,
which are either unheated or provided with heating which is solely for the
purpose of frost protection.
6.2.0 Introduction
The levels set out in the guidance to this standard are robust minimum values. These are
needed for the following reasons:
• to help reduce energy demand for space heating, which still form a significant portion of
the overall delivered energy consumption in dwellings, new and existing, and
• to ensure that a good level of fabric insulation is incorporated in building work, especially to
construction elements which would be difficult or costly to upgrade in the future.
Non-repeating thermal bridging at the junctions of building elements and around openings in
the building envelope form part of the calculation of energy performance in the Standard
Assessment Procedure (SAP 10, see clause 6.1.1). Such junctions, if poorly designed and
constructed can contribute significantly to the overall heat loss through the insulation
envelope.
As fabric insulation levels improve, the rate at which heat is lost through air infiltration
through the building envelope (air permeability) becomes proportionally greater. When
addressing infiltration, the provision of adequate, controllable ventilation is essential if both
energy efficiency and good indoor air quality are to be achieved.
practicable, and in no case be worse than before the conversion (regulation 12, schedule 6).

6.2.1 Maximum U-values for fabric elements of the building

Where a balanced and practical approach is taken to reducing energy demand in new
dwellings, a consistent and good level of fabric insulation will limit heat loss through the
building envelope.
Table 6.2 below sets out robust minimum standards for the thermal performance of building
elements in both new buildings and where undertaking the alteration, extension or
conversion of existing buildings.
Localised areas of the same building element may be designed to give a poorer
performance. These in turn will need to be compensated by the rest of the element
being designed and built to a more demanding level. It is recommended that variation on the
performance of elements be limited where practicable to enable a consistent level of
reduction in heat loss throughout a dwelling and maintain continuity of insulation across
elements and throughout accommodation.
Any localised areas (individual elements) should have a U-value no worse than 0.7 (Walls and
floors) or 0.35 (roofs). Glazing with a U-value poorer than 3.3 should not be used. This is
particularly important with regard to the control of surface and interstitial condensation (see
Section 3: Environment).
To minimise such risks, designers should seek to specify and maintain individual element
values significantly better than the above figures where practical to do so. Repeating
thermal bridges (e.g. timber studs in a timber frame wall) need not be considered as an
individual element in this respect, as these are already taken into account within a BS EN
ISO 6946: 2017 U-value calculation.
For communal areas refer also to clause 6.2.12.
Table 6.2. Maximum U-values for building elements of the insulation envelope
2
Type of element Area-weighted average U-value (W/m K)
for all elements of the same type
Wall 1 0.17
Floor 1 0.15
Roof 0.12
Windows, roof windows 1.4
and doors 2 3
Rooflights 4 5 6 2.1
Cavity separating wall 0.0
Notes:
1. Excluding separating walls and separating floors between heated areas where thermal
transmittance need not be assessed, beyond measures to limit heat loss arising from air
movement within any cavity separating wall.
2. For windows and doors fitted to an existing building (one not subject to standard 6.1), an
alternative to maximum U-value would be for the unit to have a Window Energy Rating or
Doorset Energy Rating of B or better. Information on this rating system is published by
the Glass and Glazing Federation.

3. The limiting U-value for a roof window is assessed and reported on the vertical plane.
For a SAP calculation, the U-value should be calculated for the inclination of the roof
into which the unit is installed. Where this information is not available, adjustment of the
vertical plane U-value should be made per clause 11.4 of BR 443.
4. U-value for rooflights is already calculated on the horizontal plane.
5. U-values for rooflights or rooflight-and-kerb assemblies should be based on the
developed surface area of the rooflight (Ud-values), which is often greater than the area
of the roof opening. Further guidance on Ud-values is given in the Building Research
Establishment’s BR 443 and the National Association of Rooflight Manufacturers’
Technical Document NTD02.
6. The limiting value for rooflights also applies to kerbs that are supplied as part of a single
rooflight-and-kerb assembly sourced from the same supplier and for which the supplier
can provide a combined Ud-value for the assembly. An upstand built on site should not
exceed the individual element U-value of 0.35.
Cavity separating walls
Unanticipated heat loss can arise via air movement, within a cavity separating wall, from
heated areas to points outwith the insulation envelope. To limit heat loss, a separating wall
cavity should have effective perimeter sealing around all exposed edges and in line with
insulation layers in abutting elements which separate the dwelling from another building or
from an unheated space.
Any cavity separating wall should also be fully filled with a material that limits air movement,
allowing a U-value of 0.0 to be assigned. In considering this issue, it is important that
solutions also address the need to limit noise transmission (see Section 5: Noise).
New dwellings – ‘space heating demand limit’ approach.
For new buildings, meeting Standard 6.1 may result in even better levels of thermal
insulation being achieved unless the design of a building involves improved specification of
building services or greater effective use of on-site generation of heat or power.
Effective limits to space heating demand can be achieved by a consistently high level of fabric
insulation, either by a specification no worse that the area weighted values listed in Table 6.2
above or, where more design flexibility is sought, by demonstrating that the space heating
demand is no greater than a ‘dwelling space heating demand limit’ which is calculated for the
notional building by replace the fabric values in table 6.1 with the values noted above.
SAP 10 tools will report both the space heating demand for the actual dwelling and the
‘dwelling space heating demand limit’ as part of calculated outputs.
To provide assurance of thermal comfort for occupants, where the ‘space heating demand
target’ is applied, this target must be met by each individual dwelling. Unlike the DER and
DDER (see clause 6.1.2), it may not be averaged across a block or terrace.
6.2.2 Areas of windows, doors and rooflights

Due to Standard 6.1, there is no need for guidance on minimum or maximum area for
windows, doors and rooflights in new dwellings. The use of a methodology for establishing
compliance with Standard 6.1 provides an equitable approach to balancing the issues of
heat loss versus solar gain and natural lighting versus artificial lighting.

In certain cases where there is a desire to have a large proportion of glass it may be difficult
to demonstrate compliance with Standard 6.1. In such cases, innovative solutions will need
to be considered. All relevant standards and guidance should be considered, including the
impact that large areas of glazing can have on summer overheating risk (see standard
3.28).
Guidance on alterations, extensions and conversions is provided in clauses 6.2.6 to 6.2.12.
For communal areas, refer to clause 6.2.12.
6.2.3 Limiting heat loss through thermal bridging

As insulation values of new buildings improve, the need to limit heat loss through thermal
bridging becomes increasingly important. Incorrect detailing at design stage or poor
construction work can have a significant adverse effect on building performance.
The insulation envelope of any heated building should be designed and constructed to limit
heat loss through thermal bridging. The key areas of concern are:
• repeating thermal bridging within building elements, and
• non-repeating thermal bridging at the junction between building elements and at the edges
of building elements where openings in the envelope are formed.
Whilst repeating thermal bridges are taken into account in the BS EN ISO 6946: 2017 U-
value calculation, a separate assessment of non-repeating thermal bridging should be
carried out for new buildings which are subject to Standard 6.1. Advice and further
information on assessment of the effects of thermal bridging can be found in BRE
Information paper IP 1/06 – 'Assessing the effects of thermal bridging at junctions and
around openings'.
For new building work, the designer should demonstrate that the principles for reducing heat
loss at junctions have been applied in the creation of the insulation envelope and the
detailing of constructions, providing continuity of the insulation layer and of the air and
vapour control layer.
The SAP calculation tool referred to in the guidance to Standard 6.1 includes an assessment
of heat loss arising from non-repeating thermal bridges in new dwellings. The overall heat loss
is derived from numerical modelling of individual Ψ (psi) values calculated in accordance with
BS EN ISO 10211: 2017 ‘Thermal bridges in building construction - heat flows and surface
temperatures - detailed calculations'. Guidance on this process is given in BR 497,
‘Conventions For Calculating Linear Thermal Transmittance and Temperature Factors’.
To determine the value for heat loss arising from non-repeating thermal bridging
(transmission heat transfer coefficient or Htb) for the proposed dwelling, designers should
identify the presence of those junctions listed in Appendix K of SAP 10 and assign Ψ values
to each junction, based upon the following options:
a. input of default Ψ values for each junction listed within Appendix K of SAP 10
b. where construction of a junction follows published and substantiated construction detail
sets, input of Ψ values of the relevant junction(s) from that document
c. input of Ψ values calculated by a person with suitable expertise and experience following
the guidance set out in BR 497.

Note that a combination of Ψ values from these sources can be used to produce a
calculated heat loss.
Further commentary on this process and use of other published documents providing
sources of pre-calculated values can be found within Annex 6.C ‘Further Guidance on
Thermal Bridging at Junctions’.
Note that, for 2022, no updated construction details were published by the Scottish
Government. Reference should instead be made to recognised industry publications for
independently calculated and validated examples.
6.2.4 Limiting uncontrolled air infiltration

Addressing infiltration in new dwellings can significantly reduce heat loss and result in lower
energy demand. This can provide flexibility when applying the methodology used to meet the
target for delivered energy (see Standard 6.1).
To limit heat loss, any heated building should be designed to limit air infiltration through the
building fabric. This is done by providing a continuous barrier that resists air movement
through the insulation envelope and limits external air paths into each of the following:
• the inside of the dwelling or building consisting of dwellings
• the ‘warm’ side of insulation layers
• spaces between the component parts of exposed building elements, where such parts
contribute to the thermal performance of the element.
The infiltration rate used to set the target for emissions and delivered energy calculation is
set out in Table 6. In clause 6.1.2. Whilst no minimum value is set for uncontrolled
infiltration, it is recommended that buildings are designed to achieve a value of 7
m3/(h.m2)@50Pa or better to allow a balanced approach to managing building heat loss.
Where the designer specifies a higher infiltration rate they should set out their justification
for this to the verifier.
Due to the contribution of both detailing and workmanship, it remains difficult to achieve a
specified air infiltration rate with any degree of accuracy. To ensure the dwelling will deliver
the intended thermal performance without adversely affecting air quality, air tightness
testing should be undertaken to verify as-built air infiltration rates (see clause 6.2.5).
Limiting air infiltration to improve energy performance should not compromise ventilation
required for:
• the health of the occupants of the building (Section 3)
• the removal of moisture from building fabric (Section 3)

• the safe operation of combustion appliances (Section 3), and
• any smoke control system (Section 2).
Lower air infiltration rates, of less than 5 m3/(h.m2)@50Pa, may give rise to problems with
internal air quality and condensation unless this is addressed through an appropriate
ventilation strategy which will commonly involve continuous mechanical extract ventilation.
Reference should be made to recommended options for ventilation to maintain indoor air
quality under Standard 3.14.

Similarly, work to improve an existing dwelling which includes measures which reduce
infiltration should also consider the impact of such work on condensation risk and moisture
movement within affected construction elements (see clause 6.2.10).
Common areas
In building consisting of dwellings, common areas which need particular consideration to limit
air infiltration include common stair entrances and shafts which extend through most of the
floors (e.g. lift and common stair enclosures).
6.2.5 Air-tightness testing

Low air infiltration rates will contribute to energy performance but should not be so low as to
adversely affect the health of occupants or the building fabric as a consequence of a poorly-
considered ventilation strategy. There is, therefore, a need to establish dwelling performance
by test to provide assurance of compliance in both these respects.
EPC data indicates that around one third of new dwellings have been subject to an air
tightness test in recent years and are achieving an average air infiltration rate below 5
m3/(h.m2)@50Pa. As this level of airtightness needs a different ventilation strategy than less
airtight buildings, all new homes should be tested. This will provide greater assurance that
the infiltration rate declared at the design stage is achieved on completion and that issues of
both energy performance and ventilation are addressed.
Air pressure tests should be performed following the methodology set out in CIBSE TM23:
‘Testing buildings for air leakage’.
Testing should only be carried out by persons who can demonstrate relevant, recognised
expertise in measuring the air permeability of buildings. This should include membership of
a professional organisation which accredits its members as competent to test and confirm
the results of testing.
Further advice on these matters can be found in in Annex 6.D ‘Further guidance on pre-
completion airtightness testing’.
6.2.6 Introducing heating to unheated buildings and conversion of

buildings
A building that was originally designed to be unheated has, in most instances, the greatest
void to fill in terms of energy efficiency. The introduction of heating to such buildings will, if
not accompanied by fabric insulation, result in disproportionate heat loss and wasteful use
or fuel and power.
In this context, existing buildings where heating is provided solely for the purpose of frost
protection (rated at a maximum of 25 W per m² of floor area) shall be treated as unheated
buildings.
Where such a building, or part of a dwelling, is converted, or heating is introduced to a
building that was previously designed to be unheated, the building should achieve a level of
performance similar to that expected for new construction and follow the guidance in clause
6.2.1.
In the case of a building that was previously designed to be heated, the impact on energy
efficiency as a result of the conversion will generally be less significant but the act of

conversion should still trigger an assessment of the capacity to improve the building fabric
and follow the guidance given in clause 6.2.1.
In each case, the provisions set out in clause 6.2.1 should be met or, if not, evidence
provided to demonstrate the extent to which an equivalent level of overall heat loss can be
delivered to the extent that such work is reasonably practicable. Such evidence should
clearly set out the options considered and the justification for the best values that the
designer has arrived at, identifying any limitations arising from factors such as conflicting
statutory requirements, lack of space, cost or issues of technical risk arising from the nature
of the retained elements of building envelope.
The total area of windows, doors and rooflights, should not exceed 25% of the floor area of
the dwelling created by conversion. Alternatively, a compensatory approach should be
taken.
Conversion of part of a dwelling
Examples of work which involve conversion of part of a dwelling are; changing a roof space, an
unheated garage or a deep solum space into an apartment or other habitable
accommodation:
• in the case of a roof space, this will usually involve extending the insulation envelope to
include, the gables, the collars, a part of the rafters and the oxters, as well as any new or
existing dormer construction. The opportunity should be taken at this time to upgrade any
remaining poorly performing parts of the roof which are immediately adjacent to the
conversion, for example, insulation to parts of the ceiling ties at the eaves
• in the case of an unheated garage, this will usually involve extending the insulation
envelope to include, the existing floor, perimeter walls and the roof/ceiling to the new
habitable part, and
• in the case of a deep solum space, this will usually involve extending the insulation
envelope to include, the solum/existing floor and perimeter walls to the new habitable part.
6.2.7 Conversion of historic, listed or traditional buildings

With historic, listed or traditional buildings, the energy efficiency improvement measures that
should be invoked by conversion can be more complex.
Whilst achieving the U-values recommended in clause 6.2.1 should remain the aim, a
flexible approach to improvement should be taken, based upon investigation of the
traditional construction, form and character of the building in question and the applicability of
improvement methods to that construction. Provisions under other legislation (e.g. planning
consent for listed buildings or those within conservation areas, where there is a need to
maintain character, form or features) are also relevant. The manner in which proposed
improvements may affect moisture movement or the permeability of existing construction
will also require assessment to address the risk of adverse consequences.
For all buildings, it would be advisable to consider the feasibility of upgrading fabric to at
least the U-values for individual elements noted in clause 6.2.1 (0.7 for walls and floors,
0.35 for roofs and 3.3 for glazing). In many cases, specialist advice will be helpful in making
an assessment to ensure that, in improving energy efficiency, there is no other, adverse
effect to the building fabric.

Accordingly, each building will have to be dealt with on its own merits. Improvements to the
fabric insulation of the building will often depend on factors such as whether or not
improvement work can be carried out in a non-disruptive manner without damaging existing
fabric (for example, insulating the ceiling of an accessible roof space), or whether potential
solutions are compatible with the existing construction.
In certain cases, buildings are given historic or listed status because of specific features
present in certain parts of the building. In these circumstances, it may be possible to make
greater improvements to other less sensitive areas.
In all cases the ‘do nothing’ approach should not be considered initially. Innovative but
sympathetic and practical solutions to energy efficiency, which are beyond the scope of this
guidance, can often result in an alternative package of measures being developed for a
building. For example, energy demand can be reduced without affecting building fabric
through improvements to the heating system (refer to Standards 6.3 and 6.4), the lighting
system (refer to Standard 6.5) or incorporation of renewable heating or on-site generation of
heat or power. Consultation on such matters at an early stage with both the verifier and the
planning officer of the relevant authority is advised.
Further guidance on issues that merit consideration and potential approaches to
improvement can be found in the Historic Scotland Document ‘Guide for Practitioners 6 -
Conversion of Traditional Buildings’.
6.2.8 Extensions to the insulation envelope

Extension of a domestic building is not subject to Standard 6.1. In view of this, measures to
limit energy demand rely primarily upon the performance of the new building fabric.
As the majority of construction work for an extension will be new, there will seldom be the
need to consider construction to a lesser specification as is sometimes the case for
conversions and alterations. The exception to this is at the junction between existing and
new, for example the need for proprietary metal ‘wall starter’ ties where the existing
brickwork stops and new cavity blockwork begins. However other building standards should
still be met with regard to such transitional construction elements.
Where the insulation envelope of a dwelling or a building consisting of dwellings is
extended, the new building fabric should be designed in accordance with the maximum U-
values set out in clause 6.2.1.
To limit heat loss through openings, the area of windows, doors, and roof lights within an
extension should be limited to 25% of the floor area of the extension plus the area of any
existing openings built over within the extensions. This may be exceeded where the
compensatory approach (described below) is used to demonstrate that this results in no
additional heat loss.
Areas of the same building element may have a poorer than average performance provided the
area-weighted average U-value for all elements of the same type is maintained (e.g. by some
elements having correspondingly better performance). To reduce the risk of condensation, the
maximum individual element U-values should be no worse than the figures given in guidance
clause 6.2.1.
'Compensatory approach' using a notional extension
A compensatory approach allows U-values for the elements involved in the work to be

varied provided that the resulting overall heat loss for an extension is not greater than that
of a ‘notional’ extension. The ‘notional’ extension should be the same size and shape as the
proposed extension, and have the area weighted average U-values from the guidance to
clause 6.2.1 and have an area of windows, doors and rooflights equal to 25% of the total
extension floor area plus the area of built over openings.
Examples of this approach are given in Annex 6.A.
Whole dwelling approach
Where SAP data is available for the existing dwelling, it may be practical to provide a
revised SAP calculation to demonstrate compliance of a dwelling, as proposed, including
extension, using the target-based methodology (DDER not more than TDER) set out in
guidance to Standard 6.1 (energy demand). This option will generally only be viable where
both extension and dwelling are built to the same, current edition of the standards.
6.2.9 Thermal bridging and air infiltration for existing buildings

Where works to alter, extend or convert a building, the elements involved in the building
work should follow the guidance in clauses 6.2.3 and 6.2.4 on limiting heat loss from
thermal bridging and air infiltration and reference should be made to the principles set out in
Annex 6.C ‘Further Guidance on Thermal Bridging at Junctions’.
Calculation of heat loss from linear thermal bridging is not necessary unless the SAP
methodology is being used to demonstrate compliance. Instead, as noted in clause 6.2.3,
the designer should demonstrate that the principles for reducing heat loss at junctions have
been applied in the creation of the insulation envelope and the detailing of constructions,
providing continuity of the insulation layer and of the air and vapour control layer.
In addition, the recommendations within Building Research Establishment (BRE) Report
262 'Thermal insulation: avoiding risks (2002 edition)’ can be followed.
6.2.10 Alterations to the insulation envelope

For alterations it is more than likely that the existing construction will be from a different era,
in building regulation terms. In many instances each building will need to be considered on
its own merits. Some of the guidance given in this clause is written in specific terms, but in
certain cases (e.g. historic, listed or traditional buildings), it may be necessary to adopt
alternative energy efficiency measures which relate to the amount of alteration work being
undertaken.
Alterations that involve increasing the floor area and/or bringing parts of the existing building
that were previously outwith the insulation envelope into the heated part of the dwelling are
considered as extensions and/or conversions (regulation 4, schedule 2) and reference
should be made to the relevant guidance clause for such work.
For other alteration work, the extent to which improvement can be delivered will be affected
by a range of issues, such as:
• the form and construction of the existing envelope and the scope of works
• the extent to which improvement is technically feasible without the risk of adverse
consequences, and

• the impact of any other statutory requirements to which the building is subject (e.g.
listing, conservation area).
Alterations to the insulation envelope of a building should be considered using the guidance
in the following paragraphs.
Infill of small openings
The infill of an existing opening of approximately 4 m² or less in the building fabric should
have a U-value which matches at least that of the remainder of the surrounding element. In
the case of a wall or floor however it should not be worse than 0.70 W/m²K, and for a roof,
not worse than 0.35 W/m²K.
Infill of large openings
The infill of an existing opening of greater area (more than approximately 4 m²) in the
building fabric should have a U-value which achieves those in the table to clause 6.2.1.
Another way would be to follow the guidance in the paragraph above, but compensate for
the energy efficiency deficit by improving the overall U-value of other parts of the insulation
envelope.
Internal elements which become part of the insulation envelope
Alteration can cause an existing internal element of a building to become part of the
insulation envelope. This will most likely occur where a part of a building is permanently
removed as a phase of the alteration work. Where this occurs, that part of the building
(including any infill construction) should have U-values which achieve those in the table to
clause 6.2.1. Another approach would be to follow the guidance given in the previous
paragraph, but compensate for the energy efficiency deficit by improving the overall U-value
of other parts of the insulation envelope.
However, where this occurs at a boundary, no upgrading need be carried out if the element
is a wall that is exclusively the property of the adjoining building.
Windows, doors and rooflights
Where windows, doors and rooflights are being created or replaced, they should achieve the U-
value recommended in the table to clause 6.2.1.
Where the work relates only to 1 or 2 replacement windows or doors, to allow matching
windows or doors be installed, the frame may be disregarded for assessment purposes,
provided that the centre pane U-value for each glazed unit is 1.2 W/m2K or less. For
secondary glazing, an existing window, after alteration should achieve a U-value of about 3.5
W/m2K.
Areas of windows, doors and rooflights
Where additional windows, doors and rooflights are being created, the total area (including
existing) of these elements should not exceed 25% of the total dwelling floor area. In the
case of a heated communal room or other area (exclusively associated with the dwellings),
it should not exceed 25% of the total floor area of these rooms/areas.
Alternatively, the designer should show that the work to provide additional glazing will not
result in an increase in the overall heat loss in the dwelling.
Reconstruction of elements

Where the build-up of an element forming part of the insulation envelope is to be altered or
dismantled and rebuilt, the opportunity should be taken to improve the level of thermal
insulation.
The table to clause 6.2.1 gives benchmark U-values and in many cases these can be achieved,
without technical risk, within the constraints of the existing construction. It is recognised
however certain constructions are easier to upgrade than others and these values should be
met as far as is reasonably practicable.
A building that was in a ruinous state should, after renovation, be able to achieve almost the
level expected of new construction. It may not however be reasonably practicable for a
dwelling, which is in a habitable condition, to have its internal space significantly reduced in
area or height in order to accommodate insulation; or for excessive enabling alterations to be
caused by the fitting of external thermal insulation, unless the owner/occupier of the dwelling
intends that these changes are to be made. Other building standards and the impact that they
will have when upgrading thermal insulation should be taken into account.
In the majority of cases however, after an alteration of this nature to the insulation envelope, a
roof should be able to achieve at least an average U-value of 0.35 W/m2K and in the case of a
wall or floor, 0.70 W/m2K.
For older buildings of traditional construction, further guidance to assist in this assessment
can be found in the Historic Scotland Document ‘Guide for Practitioners 6 - Conversion of
Traditional Buildings’.
Thermal bridging and air infiltration
When alterations are carried out, attention should still be paid to limiting thermal bridging at
junctions and around windows, doors and rooflights and limiting air infiltration (clause 6.2.9).
However, only the work that forms the alteration and the impact of that work on the existing
building need be considered.
6.2.11 Conservatories
Conservatories are a common addition to many dwellings. Traditionally used as an ancillary
space, occupied for part of the year, conservatories are now often used year-round leading
to an increased heating demand. Accordingly, such buildings should, like other heated
stand-alone buildings, be constructed to limit energy demand.
Some smaller conservatories can be exempt from both building warrant and building
standards (see Section 0). Conservatories of 50 m² or more are subject to Standard 6.1
(see clause 6.1.6).
Thermal division
A conservatory should be thermally divided from a dwelling, being outwith the insulation
envelope of the dwelling. The dividing elements (e.g. wall, door, and window) should have
U–values equal or better than the corresponding exposed elements in the rest of the
dwelling.
U-values
Although conservatories are attached to dwellings, they are stand-alone buildings. Where
not exempt, a conservatory (heated or unheated) should be built to the same maximum U-
values as any other new work, as listed in the table in clause 6.2.1. The exception is that

glazing and framing elements forming the walls or roof of a conservatory are unlimited in
area and should have a maximum area-weighted average U-value of 1.8 W/m²K and a
maximum individual element U-value of 3.3 W/m2K.
U-values of glazing elements forming the roof are usually quoted in the vertical plane and
should therefore be adjusted allowing for the angle of the roof. Further guidance and U-
value adjustments can be found in BR 443: 2019 ‘Conventions for U-value calculations’.
Thermal bridging and air infiltration
In order to limit air infiltration and thermal bridging at junctions and around windows, doors
and rooflights, guidance in clause 6.2.9 should be followed.
If using the Building Standards Division document: 'Conservatories', these issues will be
considered to have been taken into account. Draught stripping for existing windows and
doors which are part of the thermal division between the conservatory and the dwelling
should be of a similar standard as the exposed windows and doors elsewhere in the
dwelling.
6.2.12 Stand-alone buildings

Thermal division of a stand-alone building from the remainder of a dwelling or domestic
building is explained in clause 6.2.11.
For heated stand-alone buildings of less than 50 m², the fabric values identified in the table
to clause 6.2.1. U-value recommendations should be met, though it should be noted that the
area of glazing is not limited. This allows, for example, a dwelling to be extended to create a
highly-glazed stand-alone building such as a sunroom, with glazing in excess of the limits
identified in clause 6.2.8.
Stand-alone buildings of 50 m² or more are subject to Standard 6.1. Reference should be
made to clause 6.1.6 and use of the non-domestic calculation methodology to assess
energy demand.
Common areas
Where the total area of a communal room or other heated accommodation associated with
a block of dwellings is less than 50 m2, these rooms or accommodation should also be
treated as a stand-alone building. Elements (including dividing elements) should have U-
values equal to or better than those chosen for the rest of the building, as determined in
conjunction with the methodology in Standard 6.1. As part of a new building, the area of
windows, doors, rooflights and roof windows in these rooms or accommodation should be
limited to 25% of the total floor area of these common areas.

6.3 Heating system

Mandatory Standard
Standard 6.3
heating and hot water service systems installed are energy efficient and are
capable of being controlled to achieve optimum energy efficiency; and
Limitation:
a) buildings which do not use fuel or power for controlling the temperature
of the internal environment, or
b) heating provided solely for the purpose of frost protection.
6.3.0 Introduction
In the design of domestic buildings, the energy efficiency of the heating plant is an important
part of the package of measures which contributes to the overall dwelling energy and
emissions performance. In practice the backstop levels given in this guidance for appliance
efficiencies and controls will normally be exceeded to achieve compliance with Standard 6.1
for new buildings. The notional dwelling standard specifications already indicate this (refer
to clause 6.1.2).
This guidance refers to main heating systems for dwellings. Both the primary heating and
secondary heating systems are taken account of in SAP 10.
‘Direct emission heating systems’
From 1 April 2024, all new buildings will no longer be heated with ‘direct emission heating
systems’. Additionally, any existing building previously constructed to comply with the April
2024 standards cannot subsequently have a ‘direct emission heating system’ installed.
Information on this is provided under standard 6.11.
practicable, and in no case be worse than before the conversion (regulation 12, schedule 6).
6.3.1 Performance of fixed heating systems in new and existing buildings

The minimum performance of, space heating and hot water systems, heating appliances
and controls is set out in the Domestic Building Services Compliance Guide for Scotland.
The document replicates guidance published in support of building standards elsewhere in
the UK and supports standardisation of the specification and expected performance of fixed
building services throughout the UK. The guidance applies to new systems and

replacement, in whole or in part, of existing systems. It also addresses improvement work to

existing systems as a consequence of replacing components.
Historic, listed or traditional buildings
In many cases heating system improvements to historic, listed or traditional buildings will be
more feasible than other energy efficiency measures such as improving wall insulation.
Where this is the case, systems which go beyond these minimum backstop levels may help
offset the deficiency in other areas of energy efficiency and carbon dioxide emissions.
Conservatories
As a conservatory which is heated will be inefficient in energy terms, the general guidance
to occupiers is that they should be heated as little as possible. In view of the fact that
heating is often desired particularly at the start and end of the heating season, any
conservatory with heating installed should have controls that regulate it from the rest of the
dwelling e.g. a thermostatic radiator valve (TRV) to each radiator.

6.4 Insulation of pipes, ducts and vessels

Mandatory Standard
Standard 6.4
temperature loss from heated pipes, ducts and vessels, and temperature gain to
cooled pipes and ducts, is resisted.
Limitation:
a) buildings which do not use fuel or power for heating or cooling either
the internal environment or water services
b) buildings, or parts of a building, which will not be heated, other than
heating provided solely for the purpose of frost protection, or
c) pipes, ducts or vessels that form part of an isolated industrial or
commercial process.
6.4.0 Introduction
Thermal insulation to heating pipes and ducts and hot water storage vessels will improve
energy efficiency by preventing:
• uncontrolled heat loss or heat gains from such equipment, and
• an uncontrolled rise in the temperature of the parts of the building where such
equipment is situated.
converted shall meet the requirements of this standard as is reasonably practicable, and in
no case be worse than before the conversion (regulation 12, schedule 6).
6.4.1 Insulation of pipes, ducts and vessels in new and existing

buildings
Guidance on the insulation of pipes, ducts and vessels is set out, in the context of the
systems of which they form a part, in section 9 of the Domestic Building Services
Compliance Guide for Scotland.
the UK and supports standardisation of the specification and expected performance of
fixed building services throughout the UK. The guidance applies to new systems and
replacement, in whole or in part, of existing systems. It also addresses improvement work
to existing systems as a consequence of replacing components.

6.5 Artificial and display lighting

Mandatory Standard
Standard 6.5
artificial or display lighting installed is energy efficient and is capable of being
controlled to achieve optimum energy efficiency.
Limitation:
a) process and emergency lighting components in a building, or
b) alterations in dwellings or a building ancillary to a dwelling.
6.5.0 Introduction
Artificial lighting can account for a substantial proportion of the electricity used within a
building. Appropriate lighting design (including use of natural daylight) can reduce energy
demand and running costs.
A limit for energy use arising from fixed lighting is included in the notional building
specification for new dwellings under standard 6.1. Lighting in all buildings should be
provided to meet the needs of occupants based upon the activities undertaken in different
areas of the dwelling.
6).
6.5.1 Fixed lighting

Guidance on the efficiency of fixed internal and external lighting is given in section 13 of
the Domestic Building Services Compliance Guide for Scotland.
Common Areas of domestic buildings – lighting levels and controls to enable the safe
use of lighting in common areas such as corridors, stairs and other circulation areas, are
identified in clause 4.6.2 within Section 4.

6.6 Mechanical ventilation and air conditioning

Mandatory Standard
Standard 6.6
a) the form and fabric of the building minimises the use of mechanical
ventilating or cooling systems for cooling purposes, and
b) ventilating and cooling systems installed are energy efficient and are
capable of being controlled to achieve optimum energy efficiency.
Limitation:
This standard does not apply to buildings which do not use fuel or power for
ventilating or cooling the internal environment.
6.6.0 Introduction
It is not desirable that dwellings or buildings consisting of dwellings have air-conditioning
systems or use mechanical ventilation systems for cooling purposes, as this leads to
increased energy use. In view of this, guidance is intended to promote designs that avoid
the need for such systems in dwellings, including an assessment of summertime
overheating risk set out in standard 3.28 and advice to standard 3.14 on ventilation in
certain dwelling types with limited facility for cross-ventilation. However, where such
systems are installed, which should generally only be a consideration when working with
existing buildings, a performance specification to limit energy use is set out.
With the drive to limit energy demand in buildings, the need arises to consider efficient use
of mechanical systems, including ventilation. Accordingly, guidance is now offered on
power consumption and controls of such systems and on the efficiency of systems that
incorporate heat recovery.
converted shall meet the requirement of this standard in so far as is reasonably
6).
6.6.1 Form and fabric of the building

Reduce overheating
In order to minimise any need for mechanical ventilation for cooling or air-conditioning due
to high internal temperatures in hot weather the following issues should be considered with
regard to the form and the fabric of the dwelling:
• proportion of translucent glazing taking into account the need for natural light in
apartments (Standard 3.16) and artificial lighting (Standard 6.5)
• orientation of translucent glazed areas

• solar shading or other solar control measures where areas of the external building
fabric are susceptible to solar gain
• natural ventilation (including night cooling), and
• thermal mass.
Where a dwelling has little or no cross ventilation (e.g. flats with all external
windows/rooflights on one southerly elevation which is orientated between due east and
due west) or a high proportion of translucent glazing, the risk of summer overheating is
increased.
Provisions for the first four of these elements are addressed in more detail under standard
3.28 in the assessment and mitigation of summer overheating risk.
Cooling system
A mechanical cooling system should only be considered for a dwelling where the designer
has first demonstrate that all reasonable measures have been taken to limit high internal
temperatures. Refer to assessment under standard 3.28.
• For new dwellings, mitigation through passive measures should be achieved.
• For conversions and existing buildings, it is recognised that limitations arising from the
building form and fabric may preclude an effective passive solution that fully mitigates
risk.
6.6.2 Efficiency of mechanical ventilation and air conditioning systems

in new and existing buildings
Guidance on the efficiency of mechanical ventilation and air conditioning systems is given
in sections 10 and 11 of the Domestic Building Services Compliance Guide for Scotland.
Clause 6.6.3 provides information on situations not addressed in that document.
6.6.3 Design and installation of Ductwork

The design and installation of ductwork design can have a significant effect on the
effectiveness of a ventilation system. Further guidance on basic good practice in
installation and commissioning of ventilation systems can be found in guidance to
Standard 3.14 and Annex 3.A.

6.7 Commissioning building services

Mandatory Standard
Standard 6.7
Every building must be designed and constructed in such a way that energy
supply systems, control systems and building services which use fuel or power
for heating, lighting, ventilating and cooling the internal environment and
heating the water, are commissioned to achieve effective operation and
optimum energy efficiency.
Limitation:
a) major power plants serving the National Grid
b) the process and emergency lighting components of a building
c) heating provided solely for the purpose of frost protection, or
d) energy supply systems used solely for industrial and commercial
processes, leisure use and emergency use within a building.
6.7.0 Introduction
Commissioning in terms of this section means, raising the building services systems
covered by this guidance from a level of static completion to full working order and
achieving the levels of energy efficiency that the component manufacturers expect from
their product(s). Commissioning however, should also be carried out with a view to
enabling the safe operation of the installation.
Although there is no requirement within Section 6 for minimum efficiency levels of either,
building-integrated or localised energy supply systems (e.g. diesel generators, micro wind
turbines or photovoltaic arrays), there is a need for commissioning to be carried out to
enable efficient use, unless they are exempt under schedule 1, regulation 3. Power plants
which serve a number of buildings (e.g. housing estates) and only export surplus electricity
to the National Grid will also need to be commissioned, unless exempt in terms of
schedule 1, regulation 3.
6.7.1 Inspection and commissioning

All heating, hot water service, ventilating or cooling systems, control systems and any
decentralised equipment for power generation in a dwelling or other area of a building
consisting of dwellings should be inspected and commissioned in accordance with
manufacturers’ instructions to enable optimum energy efficiency.
Guidance and supplementary information to assist the commissioning of installed building
services is given in the Domestic Building Services Compliance Guide for Scotland. The

document is intended to support standardisation of the specification and expected
performance of fixed building services throughout the UK. The guidance applies to new
and replacement systems and components.
6.7.2 Commissioning Plan at design stage

A schedule of proposed building systems should be provided as part of the building
warrant application, setting out the following:
• the systems to test and the nature of commissioning tests applied;
• a schedule of commissioning tests and who will undertake them; and
• The documentation which will be provided as an output from commissioning.
6.7.3 Commissioning Report on completion of construction

On completion of building works, a document setting out the commissioning undertaken,
including any changes made to the original design, should be provided to the verifier.
This should record the actions taken to complete the design stage commissioning plan,
confirming all services listed were commissioned and present the output from the
commissioning work, confirming successful commissioning and operation of systems in
accordance with the specified design intent. Any issues encountered and actions taken to
rectify them should also be recorded.
A copy of this commissioning report should be appended to the information provided under
standard 6.8.

6.8 Written information

Mandatory Standard
Standard 6.8
The occupiers of a building must be provided with written information by the
owner:
a) on the operation and maintenance of the building services and energy
supply systems; and
b) where any air-conditioning system in the building is subject to
regulation 17, stating a time-based interval for inspection of the system.
Limitation:
a) major power plants serving the National Grid
b) buildings which do not use fuel or power for heating, lighting, ventilating
and cooling the internal environment and heating the water supply
services
c) the process and emergency lighting components of a building
d) heating provided solely for the purpose of frost protection
e) lighting systems in a domestic building, or
f) energy supply systems used solely for industrial and commercial
processes, leisure use and emergency use within a building.
6.8.0 Introduction
Correct use and maintenance of building services equipment is essential if the benefits of
enhanced energy efficiency are to be realised from such equipment. The intention of this
standard is to make the information that will help achieve this available to the occupier of
the building.
Although there is no requirement within Section 6 for minimum efficiency levels of either,
building-integrated or localised energy supply systems (e.g. diesel generators, micro wind
turbines or photovoltaic arrays), there is a need for user and maintenance instructions to
enable efficient use, unless they are exempt under schedule 1, regulation 3.
Power plants which serve a number of buildings (e.g. housing estates) and only export
surplus electricity to the National Grid will also need to have user and maintenance
instructions, unless exempt in terms of schedule 1, regulation 3.

6.8.1 Written information

Written information should be made available for the use of the occupier on the operation
and maintenance of the heating, ventilation, cooling and hot water service system, any
additional low carbon equipment installations and any decentralised equipment for power
generation to encourage optimum energy efficiency. If an air conditioning system is
installed in a dwelling the guidance to regulation 17 should be followed.
6.8.2 Quick Start Guide

In addition to comprehensive information provided under clause 6.8.1, a quick start guide,
identifying all installed building services, the location of controls and identifying how
systems should be used for optimum efficiency should be provided for each new dwelling.
Further information and an example of such a guide can be found within Section 7
(Sustainability) – refer to Annex 7.B.
The quick start guide should include a copy of the information noted in guidance to
standard 3.28 on mitigating measures to reduce overheating within the building.
6.8.3 Work on existing buildings

Where alterations are carried out to building services on a piecemeal basis, the alterations
may not result in optimum energy efficiency being attained for the whole system. In this
case a list of recommendations which would improve the overall energy efficiency of the
system should be provided.

6.9 Energy performance certificates

Mandatory Standard
Standard 6.9
a) an energy performance certificate for the building is affixed to the
building; and
b) the energy performance certificate is displayed in a prominent place
within the building.
Limitation:
a) This standard does not apply to:
i. buildings which do not use fuel or power for controlling the
temperature of the internal environment
ii. non-domestic buildings and buildings that are ancillary to a dwelling
that are stand alone having an area less than 50 square metres
iii. conversions, alterations and extensions to buildings other than –
(aa) alterations and extensions to stand-alone buildings having an area
less than 50 square metres that would increase the area to 50
square metres or more, and
(bb) alterations to buildings involving the fit-out of the building shell
which is the subject of a continuing requirement, or
iv. limited life buildings which have an intended life of less than 2
years.
b) Standard 6.9(b) only applies to buildings:
i. with a floor area of more than 250 square metres
ii. into which members of the public have an express or implied
licence to enter, and
iii. which are visited by members of the public on at least a weekly
basis
6.9.0 Introduction
A requirement for the production of an Energy Performance Certificate (EPC) on
completion of most new buildings was introduce in response to Article 12 of the EU Energy
Performance of Buildings Directive in 2007. EPCs provide an established means of
reporting on building energy performance and are an essential element in our ongoing
Heat in Buildings Strategy, with review of their format and application programmed over
the coming years.

Standard 6.9 ensures the continued presence of such information for buyers and tenants
by also making EPCs fixtures within new buildings.
EPCs must be produced in an independent manner and be carried out by qualified/
accredited experts. Since January 2013, EPCs must be produced by members of an
Approved Organisation. Scottish Ministers have appointed a number of Approved
Organisations (AO) to deliver certification services, with each AO following an Operating
Framework which is published on the Scottish Government website. Information on this
framework and Approved Organisations can be found at http://www.scotland.gov.uk/epc.
All EPCs produced for new dwellings are lodge on the Scottish EPC Register.
Scottish Ministers have directed local authorities to apply Standard 6.9 (a) to existing
buildings using Section 25 (2) of the Building (Scotland) Act 2003. The direction limits the
description of the buildings to which this standard applies to those that are being sold or
rented out, in support of duties imposed by The Energy Performance of Buildings
(Scotland) Regulations 2008.
Definitions
In application of this standard 'energy performance certificate' has the same meaning as
given in The Energy Performance of Buildings (Scotland) Regulations 2008.
Conversions - in the case of conversions, as specified in regulation 4 Standard 6.9 does
not apply.
6.9.1 Calculating the carbon dioxide emissions for a certificate

For any new building subject to this standard, the information needed to generate an
Energy Performance Certificate is present in the compliance calculation undertaken in
support of standard 6.1.
For the purpose of establishing a rating for the energy performance certificate for a new
dwelling, the values and specifications used to obtain building warrant (as varied by any
subsequent amendments to warrant) should be adopted. The information should represent
the completed dwelling, as built, and should therefore include no default assumptions or
standardised elements. Note that the calculation undertaken for an EPC differs from that
used to demonstrate compliance with standard 6.1 (on-site generation of power is fully
reported and heat network characteristics are applied).
Non-domestic use within dwellings - accommodation up to 50 m² used by an occupant
of a dwelling in their professional or business capacity should be considered as a part of
the dwelling and such accommodation certified as such.
6.9.2 Information to be provided for buildings

The energy performance certificate must display the following information:
• the postal address of the building for which the certificate is issued
• a unique reference number
• the date of the assessment
• the date of the certificate
• the dwelling type

• the type of assessment used for certification
• the conditioned floor area of the building
• the main heating and fuel type
• a primary energy indicator
• the current and potential energy efficiency rating expressed on seven band scale
representing the following bands of running costs; A, B, C, D, E, F and G, where A =
excellent and G = very poor
• the current and potential environmental impact rating expressed on a seven band scale
representing the following bands of carbon dioxide emissions; A, B, C, D, E, F and G,
where A = excellent and G = very poor
• a list of the top applicable recommendations for cost-effective improvements
• a statement indicating that more detailed information on the recommendations made in
the EPC is contained in the recommendations report, and
• a statement to the effect that the EPC must be affixed to the building and not to be
removed unless it is replaced with an updated version.
• The recommendations report, which must accompany the EPC, but which does not
have to be affixed to the building, includes the following additional information:
• a summary of the energy performance related features of the dwelling
• estimated energy costs (based upon standard use patterns), and
• a list of all improvements identified for the dwelling and further information on each
measure.
Cost-effective improvement - there are cost-effective, low-cost, energy efficiency
improvements that can be made to most dwellings (when no other work is proposed) such
as upgrade insulation in an accessible roof space or fit low energy lamps throughout the
dwelling. Measures presented on the certificate and recommendations report must meet
Scottish building regulations, relevant to the individual dwelling and should be technically
feasible.
The recommendations report may give additional advice on protected energy costs and
improvements that are cost-effective only when additional work is being carried out e.g.
providing insulation when replacing flat roof coverings.
Some experts providing certificates may wish to add extra value and give additional advice
to their clients. All of this is welcome, but in every case, such information should be clearly
explained in the addendum section of the recommendations report and be accompanied
by advice on relevant warrants and building regulations. Sources of further energy saving
advice and funding options are also noted in the recommendations report.
6.9.3 Location of an energy performance certificate

The energy performance certificate should be indelibly marked and located in a position
that is readily accessible, protected from weather and not easily obscured. A suitable
location could be in a cupboard containing the gas or electricity meter or the water supply
stopcock.

6.9.4 Conservatories and other stand-alone buildings

For conservatories and for other ancillary stand-alone buildings of less than 50 m² floor
area, an energy performance certificate need not be provided. For those buildings of a
floor area of 50 m² or more, the guidance in the Non-domestic Technical Handbook should
be followed and an additional certificate supplementing the one for the dwelling should be
provided.

6.10 Metering
Mandatory Standard
Standard 6.10
Every building must be designed and constructed in such a way that each
building or part of a building designed for different occupation is fitted with fuel
and power meters.
Limitation:
a) domestic buildings
b) district or block heating systems where each part of the building
designed for different occupation is fitted with heat meters, or
c) heating fired by solid fuel or biomass.
6.10.0 Introduction
This standard does not apply to domestic buildings as fuel providers e.g. gas companies,
provide meters to dwellings to enable correct charging for fuel used by the customer.

6.11 Heating and hot water – direct emission

heating system
Mandatory Standard
Standard 6.11
Every building must be designed and constructed in such a way that the means
by which space within the building is heated or cooled and by which hot water is
made available in the building is not by means of a direct emission heating
system.
Limitation:
a) alterations to, or extension of, a pre-2024 building,
b) emergency heating,
c) heating provided solely for the purpose of frost protection.
6.11.0 Introduction
We are now in a position where there are a range of simple and practical solutions which
can be implemented at a national scale and which can deliver the heat we use in our
buildings without the need for combustion solutions, avoiding the use of fossil and biofuels.
That transition begins with how we regulate for heat in our new buildings.
This standard addresses the greenhouse gas emissions associated with delivering space
heating, hot water and cooling in new buildings and certain conversions by prohibiting the
use of direct emission heating (DEH) systems. This will deliver progress towards achieving
Scotland’s 2045 net zero target laid out in the Climate Change (Emissions Reduction
Targets) (Scotland) Act 2019, and meets the commitment initially announced within
Scotland’s Programme for Government 2019-20 that new homes consented from 2024
must use renewable or low carbon heat.
The Scottish Government has ambitions to align with the EU, where appropriate, and in a
manner that contributes towards maintaining and advancing standards. In December
2021, the EU proposed a revision of the Energy Performance of Buildings Directive
(EPBD). This recast Directive sets out how Europe can achieve a zero-emission and fully
decarbonised building stock by 2050 and is seeking to introduce requirements that all new
buildings must be zero-emission buildings. The EPBD is now entering the last phase of the
EU legislative process. Once final agreement on the EPBD has been reached, we will be
able to fully consider any opportunities for alignment.
Standard 6.11 also supports the wider Heat in Buildings landscape by ensuring that new
buildings will not have to retrofit their heating systems with a zero direct emission heating
(ZDEH) alternative in future - eliminating the need for potentially disruptive retrofit works -
while also providing certainty to the ZDEH supply chain to invest with confidence.
Whilst a Target Emission Rate calculation no longer needs to be undertaken under
standard 6.1, it is recognised that emissions are still associated with heat generated by

‘zero direct emission heating systems’ which may be remote from the point of use. These
emissions will still be reported for new buildings through Energy Performance Certificates
under standard 6.9.
The initial New Building Heat Standard: scoping consultation in 2020 set out the rationale
for focusing our approach on regulating direct emissions. This was to ensure that
responsibility for eliminating emissions is appropriately allocated to those with the ability to
act. The proposed approach places a duty on the developer to take action where they
have the agency and power to do so. With responsibility for decisions about decarbonising
upstream emissions properly located elsewhere and met through duties on other actors to
deliver wider-energy system decarbonisation.
There will be situations where some form of fixed ‘emergency heating’ are sought in
new buildings and this is recognised. This may be relevant both to buildings where
maintaining heating is a critical function and to those in remote and rural areas where
there are concerns about the historic resilience of the energy supply.
Definitions
“Direct emission heating system”, in relation to a building, means a fixed combustion
appliance installation (other than a fixed combustion appliance installation which is a
source of production from which thermal energy is distributed by a heat network) the
purpose of which is to produce thermal energy by which space within the building is
heated or cooled, or by which hot water is made available in the building, and which:
Accordingly, ”zero direct emission heating systems” are solutions other than direct
emission heating systems.
“Pre-2024 building” means a building originally constructed before 1 April 2024, or
constructed after that date in accordance with a building warrant granted (whether before
or after that date) in respect of an application for a building warrant made before that date.
“Emergency heating” means a fixed combustion appliance installation which is installed to
be used only in the event of the failure of the heating or hot water service system which is
designed and installed for use during normal operation of the building.
Conversions – in the case of conversions, as specified in regulation 4 and schedule 2, the
building as converted shall meet the requirement of this standard, (regulation 12, schedule
6). However, the conversion of a pre-April 2024 building must meet this standard only:
a. if the conversion involves a change in occupation or use of the part of the building
in which an existing direct emission heating system is located, and
b. in so far as it is reasonably practicable to do so.

6.11.1 Zero direct emission heating
New buildings, including certain new building created by conversion (see clause 6.11.3),
shall be constructed without the use of direct emission heating systems.
This will result in zero direct emissions from new buildings through the avoidance of fossil
fuel and bio fuel combustion solutions as heat sources at the building (other than solutions
supplying a heat network).
These zero direct emission heating systems provide heat for space heating and hot water
whilst emitting no more than a ‘negligible’ level of greenhouse gas emissions at the point
of heat use. Whilst Standard 6.11 permits only the use of zero direct emission heating
systems (ZDEHS) it is recognised that emissions are still associated with heat generated
by these systems, which may be remote from the point of use.
Common examples of ZDEHS are:
• Heat pump – the use of electricity to capture heat from external sources and deliver it
to a dwelling, regardless of the source from which environmental heat is drawn.
• Heat network – supply of heat to more than one dwelling from an external source as
defined within the Heat Networks (Scotland) Act 2021. That Act also includes powers
to introduce a licensing regime for heat networks in Scotland, which could require
networks to transition to zero direct emission heat sources.
• Electric heating – The use of electricity to generate heat by passing a current through
a conductor (resistive heating). Common examples include electric boilers, convector
and radiant panel heaters and storage heaters.
Other ZDEHS solutions include:
• 100% Hydrogen – the use of 100% hydrogen is the only current example of a fuel
which, when combusted to produce heat, results in negligible levels of greenhouse gas
emissions.
• Solar thermal systems – use energy from the sun to contribute to space and/or
water heating demand in a building.
6.11.2 Emergency heating

Unexpected interruption of power is rare and when it does occur, is typically resolved
as a matter of priority, with planned power cuts typically lasting a maximum of 3 hours.
Distribution Network Operators (DNOs), who are responsible for the supply of power,
operate a Priority Service Register for people who might need extra support during a
power cut – for example, the elderly and people who need electricity for vital medical
equipment.
The use of direct emission heating systems is permitted for ‘emergency heating’.
In smaller buildings, including dwellings, there will be little justification to install
emergency heating as heat demand on failure of the normal heating system can usually
be addressed simply and easily through use of independent, portable heaters. Portable
heaters are not subject to building regulations.
Emergency heating via a fixed installation becomes a consideration where the size,
complexity or heat demand of a building makes portable solutions non-viable or difficult
to manage effectively.

In determining the need for emergency heating, applicants will commonly consider both
the risk that failure of the normal heating system creates for occupants and the
likelihood of such a failure (e.g. increased risk of loss of electrical supply in remote
rural areas due to adverse weather).
For ease of operation and switchover, a combustion appliance installed to provide
emergency heating will normally be connected to the same means of heat distribution
used by the normal heating system. A back-up source of electrical power would be
needed to enable operation of related auxiliary systems.
If an emergency heating installation is proposed for a new dwelling, applicants should
provide information to the verifier which clearly:
• Conveys how emergency heating will function on the failure of the normal heating
system; and
• Indicates the switchover arrangement when the normal heating system becomes
operational again.
Any emergency heating installation should also be in accordance with the minimum
provisions set out in the Domestic Building Services Compliance Guide. Information on
installed emergency heating and how to operate it should be included in the written
information provided to the occupier under standard 6.8.
6.11.3 Conversions
Where undertaking work to convert a building, the requirement to avoid direct emission
heating systems is applied in specific situations. This recognises that some types of
conversion are small in scale and applied only to part of a building, for example the
conversion of roof space or attached garage into habitable accommodation.
• A building which has previously been subject to standard 6.11 will already have no
direct emission heating system and this should remain the case after conversion.
• A building which has not previously been subject to standard 6.11 (a pre-April 2024
building) should, subject to such action being reasonably practicable, have no direct
emission heating system after conversion where the existing heat source for that
system was located within a part of the building which is subject to conversion.
It is the responsibility of the applicant to demonstrate, to the satisfaction of the verifier,
that installation of a zero direct emission heating system is not reasonably practicable
for a given conversion project. In this respect, the following describes the criteria for
assessing whether installation is reasonably practicable.
a. If the building, pre-conversion has no direct emission heating system, then it is
reasonably practicable to maintain this on conversion.
b. The cost of a new installation is not considered, except to the extent that
replacement would remove the benefit of previous expenditure. Where the existing
heating system meets the provisions of standard 6.3 as set out for the relevant
system type in the 2015 Domestic Building Services Compliance Guide or later,
replacement may be deemed not reasonably practicable.
c. If there is written evidence from a chartered construction professional specialising in
heating systems that it is not technically feasible to install any type of zero emission
heating system as part of conversion works, replacement may be deemed not

reasonably practicable. This will likely require to be supported by a significant level
of evidence.
d. In the case of conversion of a building which has a statutory listing due to its
historical or cultural character, replacement may be deemed not reasonably
practicable where the relevant statutory body confirms that no zero direct emission
heating system would be accepted due to adverse impact on the character of the
building. Historic Environment Scotland has developed a guide to Energy Retrofit of
Traditional Buildings which may help in considering a heating system change in
traditional buildings as part of a conversion - Guide to Energy Retrofit of Traditional
Buildings | Hist Env Scotland (historicenvironment.scot)
The introduction of this standard for new homes is the first of the steps to decarbonise
heating, with regulation for existing buildings to follow. Where installation of ZDEH is
not reasonably practicable, developers should be aware that there will likely be a future
requirement to install such a system prior to 2045. Accordingly, it may be more cost
effective to install ZDEH on conversion even where the above exceptions can be
applied. Current information on the future planned proposals for the regulation of
existing buildings can be found in the Heat in Buildings Programme.

Alterations and extensions to existing heating systems do not fall within the scope of
this standard, except where the building was originally constructed or converted to
meet the 2024 New Building Heat Standard.
• For a building originally constructed to a building warrant applied for on or after 1
April 2024, any alteration or extension of the building or replacement of the heat
source shall maintain heating without use of direct emission heating systems.
• For a building converted under a building warrant applied for on or after 1 April
2024, any alteration or extension or replacement of the heat source shall maintain
heating without use of direct emission heating systems, except where direct
emission heating systems were retained under clause 6.11.3.
For any ‘pre-2024 building’, developers should again be aware that there will likely be a
future requirement to install a ZDEH system prior to 2045. Accordingly, it may be more
cost effective to install ZDEH when considering alteration or extension of the building or
replacement of the heat source.

Annex 6.A Compensatory approach - heat loss

example
Note: the pre-2002 Annex 6.A (Compensating U-values for windows, doors and rooflights)
is deleted - no longer relevant as U-values for opening types now differ.
6.A.0 Introduction
This annex gives an example of the compensatory approach for use in the design of
conversions, extensions and alterations. This is likely to be of use where there is a need to
specify one or more constructions with a U-value higher than the recommended maximum
area-weighted average U-values given the table to clause 6.2.1.
The examples given in this instance are for an attic conversion and for a single storey
extension, however the same principles apply to other substantial alterations, extensions
and conversions:
• example 6.A.1 shows use of better U-values to some elements to compensate for lack
of headroom in an attic conversion.
• example 6.A.2 shows use of better U-values to enable a larger area of glazing within
an extension.
Note that this method can only be used in conversions, if the recommended U-values are
met in full, not where values are being met as far as is reasonably practicable.
Separate work under the same building warrant
A single compensatory approach calculation can be carried out to cover separate areas of
work to an existing dwelling provided the same assessment criteria (maximum U- values,
etc) are applicable to each area of work.
6.A.1 Example: alteration to create rooms in a roof space

Note: where works are a conversion, works are subject to the U-values in the table to
clause 6.2.1. This example seeks to meet these in full.
It is proposed to form two rooms in the roof space of an existing single storey dwelling.
The extra floor area created (including opening for stairway) will be 36.4 m². A plan and
section of the proposed layout is shown in the figure below. A key part of the design is to
create as much headroom as possible below the new coombe ceilings. The existing rafters
are only 125 mm deep therefore it is difficult to achieve the recommended elemental U-
value of 0.12, without using branders or having an excessive thickness of insulated ceiling
lining.
The principal compensatory measure will be to highly insulate the attic walls that occur
directly below the lowest part of the coombes. The existing gables will be provided with
insulated internal wall lining to improve the U-value where the insulation envelope now
occurs. The four 1.6 m² roof windows installed have timber frames. The floor that will be
formed at the line of the existing ceiling ties is wholly within the insulation envelope and is
therefore disregarded for the purposes of this calculation.
As this is a heat loss calculation, per clause 11.4 of BR 443, the adjusted maximum U-
value for a roof window at a pitch of 35% is 1.8 (1.4+0.4), applied to both actual and
notional extension.

Procedure:
• The heat loss for a ‘notional attic’ (i.e. an attic the same size and shape as the proposed
attic but with its area of openings taken as a maximum 25% of the floor area) is
calculated using the U-values in the table to clause 6.2.1.
• The internal exposed surface areas of each of the elements of the proposed building
insulation envelope that have different area weighted U-values are calculated.
• The heat loss for the proposed attic is calculated using proposed U-values for building
elements, which may be higher or lower than those recommended in table to clause
6.2.1. The percentage area of windows/doors/rooflight area as proposed may also be
greater or less than 25%.
• Finally, the heat loss calculated for the proposed attic should be less than or equal to that
for the 'notional' one.
Calculate the rate of heat loss from the 'notional attic' as follows:
Figure 6.1 Attic Example
roof window
Table 6.3 Data for 'notional' attic conversion
Exposed surface Clause 6.2.1 U- Rate of heat loss

Exposed element
area (m²) value (W/m²K) (W/ºK)
Gables 19.0 x 0.17 = 3.23
Attic walls 14.0 x 0.17 = 2.38
Ceiling at collars 14.0 x 0.12 = 1.68
Coombe ceiling 18.9 (28.0 - 9.1) x 0.12 = 2.27
Roof windows 9.1 (25%) x 1.8 = 16.38
Total rate of heat loss = 25.94
Then calculate the rate of heat loss from the proposed attic as follows:

Table 6.4 Data for proposed attic conversion
Exposed surface Clause 6.2.1 Rate of heat loss

Exposed element area (m²) U-value (W/ºK)
(W/m²K)
Gables 19.0 x 0.19 = 3.61
Attic walls 14.0 x 0.15 = 2.10
Ceiling at collars 14.0 x 0.21 = 2.94
Coombe ceiling 21.6 (28.0 – 6.4) x 0.21 = 4.54
Roof windows 6.4 (16.5%) x 1.8 = 11.52
From the above comparison, the rate of heat loss from the proposed attic (24.71) is less
than that from the 'notional attic' (25.94). Proposals will comply.
Additional insulation work
The existing dwelling is of an age where there was no insulation provided in the roof space
at the time of the original construction. Guidance on ‘reconstruction of elements’ within
clause 6.2.10 recommends that where an element forming part of the insulation envelope
is to be altered or dismantled and rebuilt, the opportunity should be taken to improve the
level of thermal insulation.
In this example, there is no technical risk or other reason which prevents the level ceiling
at the eaves of the roof (see X on the section) being upgraded to achieve a U- value of
0.12 as noted in the table to clause 6.2.1. This would therefore be required as part of the
proposed works.
6.A.2 Example: single storey extension

It is proposed to form a single room, flat-roof extension to the rear of an existing dwelling.
The floor area of the extension is 18.0 m² and it is to be built over existing openings totalling
1.5 m² in area. A plan and section of the proposed layout is shown in the figure below.
Figure 6.2 Single Storey extension
A key element of the design is provision of significant glazing (5.0 m²) to the end wall of the
extension to provide views across the large garden and rooflights (2.0 m²) to maximise light

into the existing dwelling. However, this area of openings is in excess of the maximum
recommended in clause 6.2.8, 25% of the extension floor area plus any built-over openings.
To achieve compliance with Standard 6.2, it is proposed to increase insulation U-values to
wall, floor, roof and rooflights.
Procedure:
• The heat loss for a ‘notional extension’ (i.e. one the same size and shape as the
proposed extension but with the area of window/doors/rooflights taken as a maximum
25% of the floor area plus the area of any built-over openings) is calculated using the U-
values in the table to clause 6.2.1. To simplify calculation, the notional extension is
assumed to have windows/doors but no rooflights, with the 25% glazing area deducted
from walls.
• The internal exposed surface areas of each of the elements of the proposed building
insulation envelope that have different area-weighted U-values are calculated.
• The heat loss for the proposed extension is calculated using proposed U-values for
building elements, which may be higher or lower than those recommended in the table to
clause 6.2.1. The percentage area of windows/doors/rooflight area, as proposed, may
also be greater or less than 25%.
• The total area of exposed elements will not be the same for notional and proposed
extensions where there is any area of built-over openings, which are added only to the
notional extension.
• Finally, the heat loss for the proposed extension should be less than or equal to that for
the 'notional' one.
Calculate the rate of heat loss from the ‘notional’ extension as follows:
Table 6.5 'Data for 'notional extension'
Exposed element Exposed surface Clause 6.2.1 U- Rate of heat loss

area (m²) value (W/m²K) (W/ºK)
Floor 18.0 x 0.15 = 2.70

Roof 18.0 x 0.12 = 2.16
External Walls 26.8 x 0.17 = 4.55
Openings 4.5 (25%) + x 1.4 = 8.40
1.5 (built over)
Then calculate the rate of heat loss from the proposed extension as follows:

Table 6.6 Data for proposed extension
Exposed surface Clause 6.2.1 U- Rate of heat loss

Exposed element area (m²) value (W/m²K) (W/ºK)
Floor 18.0 x 0.10 = 1.80

Roof 16.0 x 0.10 = 1.60
External Walls 26.3 x 0.15 = 3.94
Windows/Doors 5 x 1.4 = 7.00
Rooflights 2 x 1.7 = 3.40
From the above comparison, the rate of heat loss from the proposed extension (17.74) is
less than that from the 'notional extension' (17.81). Proposals will comply.
In this example, the specification for the proposed extension improves on the U-values of
all elements to achieve compliance and enable the increased area of glazing sought.

Annex 6.B Consideration of High-Efficiency

Alternative Systems in New Buildings
6.B.0 Introduction
For new buildings, before construction starts, the applicant must ensure that the technical,
environmental and economic feasibility of high-efficiency alternative systems such as
those listed below, is considered and taken into account:
• decentralised energy supply systems based on energy from renewable sources
• cogeneration
• district or block heating or cooling, particularly where it is based entirely or partially on
energy from renewable sources
• heat pumps
Accordingly, a statement on how these technologies were considered in arriving at the
solution within a building warrant submission should accompany each application for
building warrant for a new building
This is relevant to systems specified in relation to Standard 6.3 (heating systems) and,
where mechanical cooling is proposed, Standard 6.6 (mechanical ventilation and air
conditioning) and also to use of low or zero carbon generating technologies which
contribute to meeting energy targets set under Standard 6.1 (energy demand).
6.B.1 Implications for design

This requirement has no direct implications for the design, specification and construction of
new buildings and the functional standards and guidance applicable to heating and cooling
systems within the Technical Handbooks are unchanged as a result.
Applicants are not required to use the described technologies. The purpose of this
provision is to encourage awareness and consideration of such solutions.
Whilst new buildings do not have to incorporate such technologies, the challenging
standards set under Standard 6.1 do mean that they are a more common part of design
solutions in energy efficient, low carbon buildings. For example, elements such as
photovoltaic (PV) panels and an electric heat pump are noted in the specification to set the
energy targets for new homes.
This means that a range of ‘high-efficiency alternative systems’ will be considered as a
matter of course as part of the design process for new homes. This process should not
therefore generate a separate and detailed options analysis but will simply record the key
outcomes of discussions on this topic during the design process.
Noting also that district/block heating and heat pumps are identified as not being ‘direct
emission heating systems’ and are permitted heat solutions under standard 6.11.
6.B.2 Process
When submitting a building warrant, applicants should include a short design statement
identifying how the technologies identified in this Annex were discussed and considered as

options during the design process and the outcome of that process as shown in submitted
proposals.
These technologies include, but need not be limited to:
• decentralised energy supply systems (technologies that do not rely directly on the high-
voltage electricity transmission network or gas grid) based on energy from renewable
sources
• cogeneration - e.g. combined heat and power (CHP)
• district or block heating or cooling - including partial or full use of renewable energy
sources, and
• heat pump technologies
There is no prescribed format or standard form for this exercise but the statement should
include at least the following elements.
• Applicant – name, address and contact details
• Duly authorised Agent (if any) – name, address and contact details
• Owner (only if different from applicant) – name, address and contact details
• Location of building or site to which the application relates – address & post code (if
known)
• Proposed use of building
The above information should be as recorded on the building warrant application form,
plus
• In providing solutions which meet Standards 6.1 (energy demand), 6.3 (heating system)
and 6.6 (mechanical ventilation and air conditioning) and 6.11 (Heating and hot water –
direct emission heating system), is use of high-efficiency alternative systems specified?
(if yes, list solutions used).
• If such systems are present, main reasons influencing the decision to use.
• If such systems not used, note the main reasons for the decision to not adopt them.
Analysis may be as concise or as comprehensive as the applicant considers to be
appropriate to the level of discussion that occurred and type and complexity of the project.
A single assessment can be provided with each building warrant though the assessment
may have to include separate analysis sections where buildings are different in form or
use. Analysis of alternative systems may be carried out for individual buildings or for
groups of similar buildings or for common typologies of buildings in the same area.
Once submitted, the statement is retained with other building warrant information as a
document of record. The verifier is only required to record receipt of the statement and takes
no action in respect of the content.

Annex 6.C Further Guidance on Thermal

Bridging at Junctions
6.C.0 Introduction
This Annex updates and re-presents the introductory section of the 2015 Accredited
Construction Details document. Note that, for 2023, no updated construction details are
published by the Scottish Government. Reference should instead be made to recognised
industry publications for independently calculated and validated examples.
6.C.1 Background
Achieving current energy performance standards for new construction work will generally
mean that buildings are more highly insulated. Buildings will have improved heating
system efficiencies and need a consistently good level of design and construction to
ensure that heat losses from uncontrolled air infiltration and through junctions in the
building fabric are minimised.
The guidance and examples in this document are intended to assist in the understanding
and application of the design and construction principles needed to reduce both
uncontrolled infiltration and linear thermal bridging at junctions between building elements.
The information and illustrative examples in this document do not endeavour to achieve
specific or absolute levels of air infiltration but, they can limit air infiltration to an acceptable
level without the need to consider alternative ventilation strategies for dwellings and other
domestic-scale buildings. Designers looking to achieve very low infiltration rates
(<3m³/m²h) should therefore refer to further good practice information available elsewhere.
When assessing heat loss at junctions, if the principles and performance of specified
elements within a particular junction example are followed, the cited ψ (psi) value for that
junction may be used in the calculation of building heat loss within SAP or SBEM/NCM
(other sources of such values are available, as discussed in 6.C.5).
Junction details should be developed to minimise the risk of both surface and interstitial
condensation. They should also take into account construction sequencing and be built
using construction methods and skills currently available.
6.C.2 Purpose of guidance

This annex provides supplementary information in support of issues identified within the
Technical Handbooks. It is intended to provide information that will assist designers and
contractors in achieving the level of performance presented in these documents in a range
of common construction scenarios.
Previous Accredited Construction Details (ACD) sets were published to illustrate principles
relevant to reducing fabric heat loss in new buildings constructed to meet the building
standards, covering the range of junction conditions considered in Appendix K of SAP. The
purpose of this guidance is to assist designers, verifiers and site operatives in the delivery
of buildings which limit heat loss from linear thermal bridging and uncontrolled air
infiltration. This annex provides information on:
• ready means to manage thermal loss, with a particular focus on thermal bridging at
junctions (to reduce energy requirements);

• limiting uncontrolled air infiltration (to reduce energy requirements);
• avoiding interstitial condensation (which can damage construction); and
• avoiding surface condensation (which can lead to mould growth and endanger health).
The common factors which were illustrated in each previous example junction detail were:
• the position and continuity of insulation and the avoidance of bridging elements (to
limit thermal bridging);
• the position and the different performance characteristics of the air and vapour barriers
(to manage air and vapour movement and to prevent water entering the building);
• the position and extent of ventilation of cavities (to control condensation);
• the position and type of cavity closers/barriers to limit air movement, reduce thermal
transfer and to provide fire resistance.
6.C.3 Other issues

There are a wider range of building performance issues, which should be considered by
parties involved in the design and construction process. These were not directly illustrated
by the earlier published details but include:
• structural integrity;
• fire resistance and flame spread;
• ventilation of occupied spaces;
• damp-proofing arrangements;
• airborne and impact noise (including flanking sound); and
• thermal performance of elements (U-values).
6.C.4 Use of previously published ACD details and psi values.

Previously published details from ACD sets which include a calculated psi value and
temperature factor may still be used where the specification and configuration of the
junction in the detail is representative of a current proposed situation. It should be noted
that details published before 2015 are unlikely to include representative planar U-values
for modern construction in that respect.
Details provided in earlier ACD sets illustrate principles of construction in a variety of
common junction situations across a range of common constructions They are generic in
nature and for this reason they are not dimensioned, nor drawn to scale.
It should be noted that only one of many permutations of thermal insulation is shown in
each example. The examples are shown with U-values which meet or improve upon those
used for target setting in guidance to standard 6.1 in the relevant edition of the Domestic
Technical Handbook. Any detail considered should be read in conjunction with this
introduction.
All examples are relevant to construction of domestic-type buildings up to six storeys high,
and are designed to be buildable with normal, current site practice. They may however
require different sequencing of operations in some cases.

The example details are not intended as, and should not be used as, standard details for
construction. Instead, the principles and key element specification within an example
should be applied by the designer when detailing similar junction or construction situations.
Illustration of these issues will assist the designer, verifier and builder to each assess
whether both design proposals and work on site will deliver the intended levels of
performance.
6.C.5 Sources of calculated Psi values

A wide range of other sources of published psi values are available. Sources of such
information have become more widespread as manufacturers and industry bodies produce
information to support products and systems.
It is also expected that individuals and organisations will also wish to have the facility to
calculate bespoke psi values. The following outlines initial expectations necessary to
validate the use of such sources.
The production of psi values for standard details or constructions should be carried out
only where there is a demonstrable ongoing competence in such calculations. Assessment
should be carried out by, or independently verified by, a notified body or UKAS accredited
organisation which has a declared specialism in this field.
In any document containing such calculated values, the details of the individual or
organisation providing the calculated values should be given. Values should only be
published where a satisfactory assessment of surface condensation risk is made, with the
temperature factor and any other relevant data also made available.
For individuals undertaking calculations, there are two issues which must be addressed –
initial and ongoing competence.
• Initial competence - can be demonstrated by appropriate training and successful
assessment. Training should focus on the guidance given in BR 497- ‘Conventions for
Calculating Linear Thermal Transmittance and Temperature Factors’ (and updates)
and also on the correct and consistent application of principles using identified
software tools.
• Ongoing competence –as thermal modelling of junctions remains a specialised
activity, individuals, including those within notified bodies or UKAS accredited
organisations, should still undertake specialised training, with their calculations and
process subject to periodic audit to provide both quality assurance of output and
evidence of ongoing competence.
It is expected that independent accreditation schemes for thermal modelling of junction
heat loss will be developed as interest in this area increases. This document will be
revised periodically to make reference to such schemes. This may offer individual
construction professionals, who wish to assess their own work or offer calculation services
to others, a means of demonstrating ongoing competence in this field.
6.C.6 Limiting thermal bridging and air infiltration

In any building where the inside is warmer than the outside (or vice versa), heat will
gradually flow through building elements, from the warmer to the colder side. The rate at
which this happens varies depending upon the capacity of materials used to transfer heat

and the thickness of the materials forming the building insulation envelope - the walls,
floors, roof and openings.
It is now common to rely upon layered construction which includes insulation elements
with a very low thermal conductivity. Key to the success of such constructions is use of
insulation in the correct locations, installed correctly so that there is continuity of insulating
elements.
Insulation should be tightly fitted against and between construction elements, to eliminate
gaps and prevent slump or movement that could degrade performance. As fabric
insulation standards are improved in response to changing demands (including building
regulations), there is an increasing need to understand both heat transfer mechanisms and
how to design and construct building elements to reduce different forms of heat loss.
6.C.7 Thermal bridging

Any building element that passes through an insulation layer creates a risk of thermal
bridging. The greater the area, continuity and conductivity of such elements, the greater
the effect on overall performance and potential for related risks. Thermal bridging results in
areas where heat passes through the construction at a more rapid rate than adjoining
constructions which, aside from increasing heat loss, can lower the surface temperature at
those locations. Low surface temperature can lead to both surface and interstitial
condensation, with the potential for mould growth and degradation of fabric if the
conditions persist and there is not adequate ventilation present.
There are two types of thermal bridging:
• Repeating thermal bridges e.g. timber joists or rafters; and
• Non-repeating thermal bridges occurring at the junctions where elements join.
This annex sets out good practice on the latter - how to limit heat loss occurring as a result
of non-repeating thermal bridging at junctions between building elements and around
openings.
6.C.8 Air infiltration

Uncontrolled air infiltration that occurs through the building insulation envelope also affects
how well insulation performs. This is a different issue to that of providing controlled
ventilation into rooms or ventilating cavities in constructions to remove condensation
vapour. Ventilation is used to maintain air quality, remove odours, indoor air pollution and
condensation from within a building. Uncontrolled air infiltration allows colder air into warm
spaces (and vice versa) and will increase heat loss, which, if not addressed can
significantly reduce the effectiveness of the insulation envelope. For example, the
difference between a well-sealed building and a poorly-sealed building can account for in
excess of 10% of fabric heat loss.
It is recognised that, whilst it is generally not practicable to design to a specific level of
infiltration, adoption of recognised good practice across a range of common constructions
can, if applied correctly, result in levels of performance within a relatively small range.
In determining the design level of infiltration for a building, the designer should therefore
be satisfied that any stated performance can reasonably be achieved, both in terms of the
specification and detailing at design stage and also that the methods specified can be
constructed effectively by site operatives. Accordingly, knowledge of the skills and ‘track
record’ of a contractor and communication of what is required in such matters can be of
great assistance.
6.C.9 The importance of junction detailing

Buildings lose energy to the outside through the fabric of the building and by controlled
and uncontrolled ventilation. From the point of view of energy and moisture performance,
building fabric can be considered to consist of two sets of elements:
a. Walls, roof and ground floor and the windows and doors within them. Heat loss is
quantified by the U-value and the area of the component. If well-constructed, elements
should limit both unwanted ventilation of the building and air leakage into the structure.
Methods to calculate the U-value are summarised in BR 443 – ‘Conventions for U-
value calculations’ and specified in BS EN ISO 6946, and to calculate the risk of
surface and interstitial condensation in BS EN ISO 13788. Both methods are simple
and are implemented in commercially available software packages, which can be used
by anyone with knowledge of construction practice; and
b. Junctions where the walls meet the floors and roof, around the doors and windows and
where services enter the building. These junctions between elements contain a
number of features that make their heat and moisture performance significantly
different from the walls:
• the geometry is complex so that heat and moisture flow will not simply be straight
through the fabric but influenced by two- or three-dimensional effects;
• at junctions like corners, where two external walls meet or the eaves of a roof, the
area of the external surface is greater than the internal surface, giving greater
potential for heat loss;
• junctions may contain structural elements (e.g. window or door lintels) like steel or
concrete, which have higher thermal conductivity than surrounding materials; and
• where different materials meet, there will be discontinuities, which may lead to gaps
through which air can move.
Calculations of heat loss through junctions are complex, using a process set out in BS EN
ISO 10211, and requiring sophisticated software, which can only be used by trained
personnel (see chapter 3 for commentary on training).

Location of typical junctions
1. Roof eaves
2. Roof gable
3. Wall / ground floor
4. Window / door lintel
5. Window jamb
6. Window sill
7. Corner
8. Door threshold
9. Internal corner
10. Intermediate floor
6.C.10 Heat loss arising through linear thermal bridges

In new, more energy efficient buildings, with improved planar U-values, the proportion of
heat loss that can occur through linear thermal bridges at poorly detailed junctions is
higher. It is, therefore, important to minimise such losses through detailing and
construction of junctions to minimise pathways for heat loss. The need to assess such
losses is explained in guidance to standard 6.2 within the Technical Handbooks under
‘Limiting heat loss through thermal bridging’ (clause 6.2.3 domestic and 6.2.5 non-
domestic).
Heat loss at junctions is defined by linear thermal transmittance, Ψ (psi, measured in
W/m·K). This is the rate of heat flow per degree per unit length of the bridge, a loss that is
not accounted for in the calculated U-value of the planar building elements forming a
junction.
The transmission heat loss coefficient arising from linear thermal bridges in a building,
(HTB), is the sum of the products of each junction Ψ-value and length, expressed as:
HTB = Σ(l ×Ψ) where l = the length of the thermal bridge in

metres to which a particular Ψ-value applies
It is this value, combined with the overall heat loss through planar elements which gives
the overall fabric heat loss for a building (excluding losses through infiltration). Designers
should note that, for new dwellings, this element of heat loss must now be
calculated as Htb as the option of applying a default ‘y-value’ is no longer available.
Appendix K in SAP 2012 identifies a total of 42 possible junction conditions (SAP 2009
identified only 23) which, where present within a dwelling, should be assessed to calculate
the transmission heat transfer coefficient (for non-domestic buildings, iSBEM defined
seven key junction conditions and requires designers to identify further junctions as
relevant to the building).
• In calculation of Htb, designers may combine data from different sources, such as from
the Accredited Construction Details, manufacturer or other calculated values (where
the provisions noted in clause 6.C.5 are met). Where other sources are unavailable,
default Ψ values for individual junctions are listed within Appendix K of SAP.

• Following the convention for calculation set out in BR 497 (2016), Appendix K of SAP
10.2 notes “If a junction included in the Table K1 is shared by a two or more dwellings,
divide the Ψ-value by the number of dwellings involved and apply the proportion to
each dwelling”.
For further information on assessing the effect of thermal bridging at junctions and around
openings in the building insulation envelope, reference should be made to the BRE
publication IP 1/06 - ‘Assessing the effects of thermal bridging at junctions and around
openings’. A detailed explanation of the calculation method and modelling procedure may
be found in BR 497 - ‘Conventions for Calculating Linear Thermal Transmittance and
Temperature Factors’ and supporting updates.
6.C.11 Heat loss arising through uncontrolled infiltration

There are no standard methods for calculating moisture movement and air leakage at
junctions. Accordingly, simplicity of detailing and consideration of how an air barrier will be
constructed and maintained during site works are necessary, with building performance
now commonly being verified by airtightness testing prior to completion. General
principles are discussed below.
Design principles - Limiting heat loss and infiltration
6.C.12 Maintaining thermal continuity

As the levels of insulation increase in wall, floor and roof constructions, it becomes
important to consider what happens at junctions between insulation zones. Common
building materials such as timber, metal and concrete are greater conductors of heat than
insulation. Breaking the continuity of insulation by using another type of material creates a
point where heat loss is greater. As heat is transferred more quickly to the outside through
materials with greater heat transmittance, the surface temperatures of those materials will
be lower. As a result there is a greater condensation risk at these points.
The key design aim for any junction is to make sure that there isn’t any single element or
combination of elements that will conduct heat rapidly through the construction and also to
ensure that, in addressing this issue, the potential for condensation is assessed.
At design stage, proposals should identify a continuous layer of thermal insulation around
the building, within the planes which form the building insulation envelope. Consideration
should be given to how continuity of insulation will be maintained at junctions between
these elements and around openings and service penetrations. In detailing junctions, a
designer needs also to consider the practicalities of constructing the proposed details on
site.
Heat loss will always take the path of least resistance, especially at junctions of similar or
differing constructions. Where major junctions occur - e.g. floor/wall and roof/wall -
insulation within different elements should abut and overlap. Where this is not practical,
the specification and thermal conductivity of any intermediate elements to minimise linear
thermal bridging through the structure at that point should be considered.
Using the correct insulation is equally as important as making sure that the insulation zone
is continuous. For example:

• Insulation that is to be laid below the floor slab or below DPC level in walls has to be
rigid to bear the weight of the concrete slab finish. Additionally, it should not be
capable of absorbing moisture.
• Insulation used in walls and roofs where condensation vapour is to pass through the
construction must not be capable of absorbing moisture. If it does then there is a risk
that moisture will be trapped within the construction, where it can reduce the
performance of the insulation and provide a risk of promoting mould growth.
• In some cases, insulation can be used as a substitute for sarking board. If this option
is chosen then a breather membrane may still be required in order to form some
measure of weather protection to the insulation, both during construction and in the
event that rain penetrates through the external finishes layer.
6.C.13 Minimising thermal bridging

This document identifies design principles applicable to typical junctions and previously
supported published detail sets offering calculated psi values for typical junctions for a
range of four construction options. These psi values were calculated using the standard
thermal conductivity of materials from the BRE U-value calculator.
At design stage, potential thermal bridging locations can be identified by checking if any
construction elements pass through the insulation and air tightness zones. The first option
is to decide if such elements can be removed or changed. It may be possible to break a
bridging element into two smaller elements and introduce insulation between them. If this
is not possible, consider improving the performance of the element causing the bridging.
6.C.14 Condensation risk

One consequence of thermal bridging is condensation forming on cold surfaces
surrounded by warmer air. If condensation forms on a surface where it is not expected or
within a construction where it cannot be seen then it can result in long term problems.
If thermal bridging at junctions is not minimised to a level comparable with the improved U-
values of surrounding elements, then there is a greater risk of bridging resulting in low
surface temperatures and surface condensation. When combined with reduced infiltration
or inadequate ventilation, which slows both evaporation and drying out, this can lead to
mould growth and other problems.
Similarly, lack of control of water vapour passing into a construction where there are colder
surfaces on bridging elements may result in interstitial condensation which, if in the wrong
location or not relieved by ventilation within a construction, can also give rise to building
defects.
To avoid this, designers should seek to maintain the continuity of thermal insulation and to
minimise thermal bridging, as outlined above. The next step is to consider the vapour
permeability of the proposed construction.
There are two design options to consider – use of a vapour permeable construction; or one
that stops water vapour from entering the construction:
• option one requires that there is an increasing level of vapour permeability of materials
from the warm side to the cold side of the construction. This permeability gradient
allows water vapour to pass freely through the construction until it reaches a well-
ventilated zone where it can be dispersed.
• option two requires that a vapour control layer (VCL) is installed on the warm side of
the construction, to prevent water vapour from getting into areas where it can cause
problems. This vapour control layer should continue into window and door reveals
where, commonly, there are reduced levels of insulation and a higher risk of greater
temperature variation within materials. This option should always be used if there will
not be adequate ventilation available to disperse water vapour in a restricted air space
or if materials used within a construction do not promote the passage of water vapour,
e.g. in long span roofs where a metal finish is used.
Condensation can also occur where two types of insulation are used to form the overall
thickness required to meet thermal targets. If rigid and fibrous insulations are used
together, the rigid insulation should be used on the warm side. If these are swapped over
there is a risk that water vapour passing through a construction would be trapped when it
meets the rigid insulation due to reduced vapour permeability of this material. There is also
a similar issue when the insulation is split into two separate layers, such as those shown in
the masonry wall with partial fill cavity insulation, where an outer layer which provides
more insulation than the inner layer will assist in minimising condensation risk. BS 5250:
2021 - ‘Management of moisture in buildings. Code of practice' gives advice on this issue.
In all cases, a condensation risk analysis calculation should be carried out at the same
time as the U-value calculation, to identify areas where condensation might form within the
construction and allow amendment of proposals where this is assessed as problematic.
Guidance on carrying out an assessment of the risk of surface condensation, though
determination of suitable minimum temperature factor (fRsi) can be found in BR 497 and
BRE IP 1/06 – ‘Assessing the effects of thermal bridging at junctions and around
openings’. Reference should also be made to BS 5250: 2021 for general practical advice.
Any details published with calculated psi values should also provide evidence that a
satisfactory assessment of the risk of surface condensation has been carried out. The
following table gives the temperature factor. For conditions generally found in dwellings,
this figure should be not less than 0.75.
6.C.15 Reducing uncontrolled infiltration

Uncontrolled air infiltration can occur in many different locations for a variety of reasons.
Common occurrences happen where junctions between construction elements are not well
made or where holes drilled for fixings or services have not been fully filled.
Gaps and cracks can often develop when a building gradually dries out or settles over a
number of years, creating new gaps where none were present upon completion of the
original work. Accordingly, the manner in which junctions are sealed is very important with
the specification of materials that are both durable and, where movement or shrinkage
may occur, remain flexible.
The Technical Handbooks recommend that air tightness testing be carried out upon
completion of the work to verify that the level of infiltration stated at design stage is
achieved.
There are a number of strategies that can help to achieve a low level of uncontrolled
infiltration.
The first principle is to make sure that there are no continuous air paths through a
construction by defining a continuous air barrier within the construction of the building

envelope. Key to this is determining the location and specification of materials which
provide the air barrier and considering how continuity of the barrier will be achieved.
At design stage the position of the air barrier should be clearly identified on drawings.
Critical to this is consideration of how the barrier will be maintained at junctions between
elements, where two or more planes meet.
As with the design of thermal insulation, try to avoid any elements penetrating the
materials forming the barrier layer. The location where services enter a building should
also be considered at this stage, so that they can be clearly identified on drawings.
Holes or openings formed in wall, floor and roof constructions to allow for services to enter
or leave a building should be neatly made and sealed up on site before any work to cover
the air barrier is undertaken. Failure to do this could result in a risk that the locations may
become inaccessible during later stages of construction. When services are fitted on site,
as the air barrier is generally close to the internal finishes of walls and ceilings, there is
generally a high risk of the air barrier being punctured unless measures are taken to
prevent this (such as forming a dedicated service void).
Framed construction - In framed construction, infiltration is usually addressed through
use of an air barrier in the form of a membrane (usually also the internal vapour control
layer) within the construction and through taping up all junctions and services penetrations
through it. Whilst a vapour control layer controls the passage of moisture into or out of a
construction, an air and vapour control layer will also address infiltration.
Such a dual-purpose barrier would not be employed where a construction is designed to
be permeable or breathable. Construction solutions of this type allow moisture to pass
through until it reaches a ventilated area and disperses. If there is no means by which any
moisture passing through the construction can be removed by ventilation, then the vapour
control layer approach should be used.
Additional thought should be given in designing for timber frame construction. When the
timber frame dries out and shrinks slightly, details at window heads and at the wall/roof
junction can then provide a direct air infiltration path. Any air tightness details should be
designed to allow for such movement.
Masonry construction - One common way to address air tightness in masonry
construction is by applying a wet plaster finish or, if dry lining, a parge coat of mortar
across the inside face of blockwork walling. This coating will fill any gaps in the
construction, reducing direct air paths. This is particularly appropriate for use on internal
separating walls where a render parge coat will help to prevent sound transmission as well
as air infiltration paths.
Details at corner junctions should be carefully considered as these are the locations where
cracks could occur if there is any movement of the building. This principle applies to the
use of screeded floor finishes, as well as plaster on walls and ceilings.
In all cases, there should be an agreed site procedure confirming how any damage to the
air tightness barrier (be it a membrane or other material) is to be repaired. An airtightness
test will generally identify if any problems have been created by the services installation
and remedial action should be taken where required. Information on the process
undertaken when testing a building for airtightness can be found in CIBSE TM23, with
further guidance on the practical delivery of testing using the ‘blower door’ method in
ATTMA publications ‘Measuring Air Permeability of Building Envelopes’ L1, L2 & L3.

6.C.16 Design principles – Junctions in framed construction
The sections below give brief guidance notes on detailing issues necessary to minimise
heat loss at specific junctions in timber and steel framed buildings. They will also serve to
avoid surface condensation or mould growth at the junctions. The diagrams have been
deliberately simplified to show only the information relevant to heat loss
and may vary from current published detail sets in the location of some
elements. The insulation layer is show as:
Fibrous insulation with little resistance to air movement or moisture
transfer; rigid insulation with high resistance to air movement and moisture
transfer shown to the inside of the timber frame construction. Where
practical, these insulation zones should be continuous to minimise thermal
bridging.
The red dotted line denotes line of vapour control layer which, in most construction
solutions, will also act as the airtightness barrier.
Illustrative section through typical building
Pitched roof eaves
1. Ensure the roof insulation overlaps the wall
head.
2. If a ventilated loft is specified, ensure 25 mm
clearance between insulation and sarking.
Intermediate floors
1. Include a strip of insulation around the
perimeter, with thermal resistance of at least the
same value as the external wall.
Wall to suspended ground floor

1. Ensure that the floor insulation is continued up
to the wall base.
2. Ensure sub-floor ventilation is provided.

Wall to solid ground floor

to the wall base.
Note – below floor level, low conductivity

lightweight blockwork, which assists in reducing
heat loss should be used only after satisfactory
assessment of effect on noise performance at
separating walls.
Corner
1. Ensure continuity of insulation around the
corner. Tuck insulation around frame to avoid
any gaps.
Party walls
1. Tuck insulation around the frame to avoid any
gaps.
2. Fill any gaps in the frame with insulation.
Window lintel, sill and jamb

1. Ensure that the window frame
sealed to the internal structure
using a suitable tape or flexible
sealant.
2. Use an insulated cavity closer will
further reduce thermal bridging.

6.C.17 Design principles – Junctions in masonry construction

The sections below give brief guidance notes on detailing issues necessary to minimise
heat loss at specific junctions in masonry buildings. They will also serve to avoid surface
condensation or mould growth at the junctions. The diagrams have been deliberately
simplified to show only the information relevant to heat loss and may vary from current
published detail sets in the location of some elements. The insulation layer is show as:
Fibrous insulation with little resistance to air movement or moisture

transfer. These insulation zones should be continuous, where
practicable, to prevent thermal bridging.
The red dotted line denotes line of vapour control layer, which also acts
as an airtightness barrier.
Illustrative section through typical building
Pitched roof eaves

1. Ensure the roof insulation fully overlaps the
wall head.
2. If a ventilated loft is specified maintain at least
25 mm clearance between insulation and
sarking.
Intermediate floors
1. Ensure the cavity wall insulation is continuous
across the end of any built-in concrete floor
slab.
Wall to suspended ground floor

1. Ensure that a strip of insulation is installed
between the joists and the masonry wall.
2. Ensure sub-floor ventilation is provided.

Wall to solid ground floor

to the wall base.
2. Ensure that the cavity wall insulation covers
the end of the insulation at floor level.
Note – below floor level, low conductivity

lightweight blockwork, which assists in reducing
heat loss should be used only after satisfactory
assessment of effect on noise performance at
separating walls.
Corner
1. Ensure continuity of insulation around the
corner. Tuck insulation around frame to avoid
any gaps.
Party walls
1. Tuck insulation into corners to avoid any
gaps.
2. Fill any gaps in the frame with insulation.
Window lintel, sill and jamb

1. Ensure that the window frame
sealed to the internal structure
using a suitable tape or flexible
sealant.
2. Use an insulated cavity closer will
further reduce thermal bridging.

Design to limit infiltration and interstitial condensation

Energy losses from a building due to uncontrolled infiltration of air though fabric can be
minimised by the definition and construction of a defined airtight layer between the
occupied conditioned internal space and the external environment.
A means of preventing or limiting air infiltration should then be considered at every junction
or penetration of this barrier. Particular care on site should be paid to:
• Joints between structural components e.g. wall to floors;
• Joints around components and opening within walls; and
• Service penetrations – plumbing, electrical and ventilation.
Forming the airtight layer at or close to the inside of the building insulation envelope will
also prevent the movement of warm moist air into the structure and minimise the risk of
interstitial condensation.
6.C.18 Design strategy - General

In considering the strategy to be adopted to limit infiltration, the following points should be
considered:
• whilst not always an option, it is recommended that any defined airtight layer does not
rely solely upon the integrity of final finishes as these can both be subject to
mechanical damage in use and also may make remedial work in the event of a failed
airtightness test more difficult.
• a condensation risk analysis should always be carried out on any proposed design
details before finalising the construction information.
• breathing wall and roof constructions can be used but care has to be taken to ensure
that the passage of water vapour through the construction is not stopped by the use of
material that is not sufficiently vapour permeable. The general principle is that any
materials used on the warm side of any insulation in the construction (i.e. any
membranes and the internal wall finishes) should have a significantly greater vapour
resistance than any construction components used in the cold side of the construction
(see guidance in BS 5250:2021 for more information). In the case of breathing wall
and roof constructions, the membrane used on the internal side of the wall or roof
construction should be vapour permeable, regardless of their operation as an air
barrier.
In developing proposals, the following points should be borne in mind:
Design Strategy - General
• ensure that junctions around window frames are sealed against the building
superstructure before applying the internal finishes.
• ensure that the joints in any vapour control layer (VCL) acting as an air barrier within a
wall or ceiling are lapped (membrane) or tightly butted (rigid material) and are then
properly sealed.

• ensure that a VCL or air barrier within a wall is sealed both to the ceiling and floor
VCL, maintaining continuity between vertical and horizontal planes.
• close any vertical ducts at the top and bottom where they meet the air barrier (e.g.
boxing around soil vent pipes).
• select the appropriate sealant or gap filler for the size of gap and degree of movement
anticipated. Avoid specification and use of materials that will degrade or lose
performance over time (e.g. some types of mastic).
Design strategy - Masonry Construction
• If plasterboard finish fixed on plaster dabs is to be used as the internal finish, this
should not be relied upon solely to provide an air barrier. Apply a parge coat of render
to the inside leaf of the masonry walls to create an air tight barrier.
• Ensure continuous ribbons of adhesive are used to fix dry lining at perimeters of
external walls, openings, and services on external walls. Seal under skirting boards
where dry lining is used, or on suspended floors. The importance of good sealing of
dry lining needs to be stressed, as poor installation can affect the overall infiltration
rate achieved.
• To minimise the need for packing and sealing, use joist hangers to support floor joists
rather than building timber into masonry. Check continuity of air tightness barrier and
seal up any gaps before installing joists.
• If insulation is used in both the cavity and on the internal face of the inner leaf to
achieve the required U-value, ensure that the insulation in the cavity has an equal or
greater thermal resistance (R) than the insulation used on the internal face. This will
reduce the potential for interstitial condensation within the inner leaf.
Design strategy - Timber or Metal Frame
• Ensure that all joints between sheets of plasterboard are
taped and, if possible, fixed against a timber batten or stud.
• Ensure DPCs are turned up behind sole plates and lap with
vapour control layers; alternatively seal with mastic or a
gasket between the DPC and sole plate.
• Place bead of mastic on timber floor deck before positioning
wall panels (timber ground floors and intermediate floors).
• Ensure that there are no gaps between wall and floor panels.
• Ensure that insulation is tightly fitted between studs, without
over-compressing, leaving no gaps.
• If a steel frame system is used to provide the construction of the inner leaf of an
external wall, use insulated sheathing boards on the cavity side of the frame, to
prevent condensation which might arise from a reduced surface temperature on metal
elements.
• All joints between rigid insulation boards should be lapped or sealed with tape.
• Ensure ‘sheet’ vapour control layers are properly lapped at junctions; always return
vapour control layers into door and window reveals, head and sills.

• If the vapour control layer is also the air tightness barrier, ensure that all junctions are
taped, including junctions with floor and ceiling constructions.
• Fill all gaps around window and door openings with a compressible filler, to allow for
possible movement in the frame.
• If no services void is used in the external wall construction, cut vapour control layers
tight to electrical outlets and seal at piped service penetrations (with tape or sealant as
appropriate).
• Ensure all breather membranes overlap each other and are stapled in place.
• If separate layers of insulation are used within the frame and as part of the internal
finishes of the external wall to achieve the required U-value, ensure that the insulation
within the frame has an equal or greater thermal resistance (R) than the insulation
used on the internal face. This will reduce the potential for interstitial condensation
within the frame.
6.C.19 Specific comment on particular building components

Extract fans - Termination of extract fan ducts should be installed and sealed to prevent
air infiltration occurring through plasterboard finishes. Where appropriate a continuous
ribbon of adhesive should be installed around the penetration. Where possible the ducts
should also be sealed to any masonry inner leaf. Extract fans may also be fitted with
external flaps to minimise air infiltration through the unit.
Ceilings - There can be substantial problems of air infiltration through ceilings, from
penetrations that breach the plasterboard, such as an access hatch, plumbing, electric
light fittings and recessed downlighters. These should only be allowed to penetrate the
primary air barrier if the units are of an air sealed type or if a further secondary air barrier is
formed beyond. Infiltration of warm, moist air can cause serious condensation problems in
cold pitched roofs as well as being a significant source of heat loss. Proprietary products
are available that can be used to seal many of these penetrations. Detailed guidance on
achieving airtight ceilings is given in BS 9250: 2007 - ‘Code of practice for design of the
airtightness of ceilings in pitched roofs’.
Dormer windows - Timber-to-timber junctions
around rooflights have often been found to permit
the ingress of air unless there is (a) a mastic or
silicone seal applied or (b) an effective airtight
membrane sealing to the rooflight frame behind the
surface finishes. Plasterboard butting up to timber
rooflight frames, even when inserted into a specially
sized groove in the rooflight frame, similarly has
been typically found not to provide an air tight seal.
Care should be taken to ensure that the linings form
a continuous air barrier and are fully sealed to the
window frames.
Loft hatches - Considerable air leakage has been found to occur around both proprietary
and site-constructed loft hatches, with a large difference between the best and worst
examples. Because loft hatches are often immediately above one of the warmest parts of
a dwelling, leakage around them will allow warm air to escape into the loft space and can

generate a significant stack effect. This causes cold air to be sucked into the building at
low level, with consequent discomfort to the occupants and users of the building.
Even the most well-regarded proprietary loft hatches can have considerable leakage if
poorly installed. It is possible to construct a very airtight hatch on site, typically with some
mastic sealing between the frame and the plasterboard ceiling, using compressible closed-
cell foam insulation between the top of the lip to the frame and the underside of the hatch
and pulled tight using small bolts fitted to the underside of the hatch.
6.C.20 Workmanship
No matter how good and simple the design of a building detail, problems can still arise
from poor workmanship on site. Issues that need attention include:
Poorly positioned cavity insulation - cavity wall insulation should be installed neatly,
both tight against the outer face of the inner leaf and with tight joints between boards/batts.
This will prevent air circulation between the block and insulation or through the insulation
layer into the cavity, reducing the performance of the insulation layer.
Debris in the cavity - all debris, including mortar
droppings should be cleared from the cavity as work
progresses to prevent cold bridging and possible
water penetration occurring between the inner and
outer leaf. Check the cavity for mortar snots or other
irregularities at least once per half-storey lift. Use of
cavity boards will assist in minimising debris.
Insulation cut short - ensure that cavity insulation is
cut accurately to suit to avoid gaps, with boards/batts
that tightly butt against each other and against
surrounding cavity closers and any loose fill
insulation.
Seal between the DPM in the floor and the air
barrier in the walls – this is more difficult at corners, where multiple planes meet and the
use of appropriately shaped pre-formed sections of rigid DPM may be useful in avoiding
the difficulties experienced in trying to make airtight overlaps and folds in materials. It is
essential to ensure that these are correctly installed, since they can easily be damaged if
they have to be moved or repositioned on site.
Seal between the DPC and the underside of profiled door thresholds - this has often
proved problematic in practice, with movement and damage on site often compromising
this seal before the building is complete. It is essential that door thresholds are robustly
supported during construction and that voids are fully filled and sealed.
Service penetrations - service penetrations should be core drilled to minimise damage to
the insulation layer and facilitate remedial air sealing. Any damage caused to the insulation
layer by penetrations through the air barrier should be made good following their
installation. This can be achieved by filling any large gaps with loose fibrous insulation,
expanding foam insulation and then sealing with a thin mastic fillet. Locations includes
behind bath panels, shower trays, kitchen units and into service shafts.
An example of an alternative approach is the ‘casting in’ of suitably sized pipes and flexible
trunking through the concrete floor slab at an early stage. This will make it easier to

achieve an effective and robust airtight seal at the junctions of the service penetrations
and at any concrete infill.
Close any vertical service ducts at the top and bottom where they meet the air barrier (e.g.
boxing around soil vent pipes). Seal any service penetrations throughout the air barrier
and select the appropriate sealant or gap filler for the size of gap and degree of
movement.
Socket outlet /switch plates – preference should be given to solutions where services
are installed in a manner which does not interrupt the air barrier, such as through use of a
dedicated service void.
Where the air barrier is formed by a plasterboard lining it is recommended that a
continuous ribbon of adhesive is applied around the hole prior to installing the
plasterboard. This will reduce air infiltration through the sockets/switches into the void
beyond. Proprietary gasketed socket boxes and membranes are also available where
required.
Effective and robust sealing of penetrations through plasterboard is greatly helped by the
use of timber pattresses or similar behind the plasterboard in appropriate locations,
enabling the use of sealing grommets or tapes or, where a lesser standard of airtightness
is required, providing a rigid substrate for mastic sealing around the cables, pipes or other
penetrations through the plasterboard.
Stairs - plaster finishes are typically omitted from voids below staircases. Similarly,
finishing of board materials may be overlooked in such locations. Air infiltration may then
occur through mortar joints in poor quality masonry into the externally ventilated wall
cavities. For masonry walls, plaster finishes should be installed below stairs or a thin
render/parge coat should be applied to the surface of the masonry.
6.C.21 Properties of differing insulation materials

Whilst there are many ways of insulating, the most common types of insulation material
are:
• fibrous insulation batts or rolls, such as mineral wool, glass fibre, wood fibre, hemp or
wool, and sprayed or blown cellulose. This is relatively open to air and water vapour
movement but can easily be installed to fill any gaps completely. Insulation should be
securely fixed in place or, if sprayed or blown fibres are used, contained within a
defined zone; and
rigid plastic foam, which comes in boards. This is air and vapour tight, but has to be
cut to shape carefully to fit between suds or rafters without leaving gaps. If this is not
possible, all gaps between insulation and adjacent structure should be infilled.
Where different types of insulation are used within a construction, it is recommended that
the insulation nearest to the outer surface of the construction be the least resistant to the
passage of water vapour. This is to reduce the possibility of condensation forming in
between the insulation layers. For example, where mineral wool is used in conjunction with
polystyrene board, the mineral wool should be the outer layer. Where it is essential that
the outer layer of insulation has a higher vapour resistivity than the inner layer then
condensation risk analysis should always be carried out.

6.C.22 Ventilation of cavities
Many walls, floors or roofs contain air cavities which

extend over the whole area of the building but, except
for pitched roofs with a horizontal ceiling, are
generally narrow (50–100 mm wide) and inaccessible.
Outside of the insulation layer, movement of external
air through a cavity will greatly reduce the risk of
condensation whilst having negligible effect on
thermal performance. However, movement of
external air through a cavity within or to the inside of
the insulation layer will reduce the insulation value of
the fabric due to heat loss from convection. Also any
penetration of air from the inside the building into a
cavity outside the insulation can result in interstitial
condensation. Unventilated cavity Ventilated cavity
It is useful to distinguish between ‘unventilated’ and ‘ventilated’ cavities:
• ‘unvented’ cavity has openings at only one end; while there is no through air flow
temperature changes will cause air to move in and out removing water vapour. This
will be sufficient in, for example, the cavity between the sheathing and cladding in a
timber framed wall. BR 443 notes such situations as having not more than 500 mm² of
openings per metre length. Weep hols in masonry cavity walls ar an example of this.
• ‘slightly ventilated’ cavity with openings at both ends allowing a through flow of air. BR
443 notes such situations as having between 500 mm² and not more than 1500 mm²
of openings per metre length. This is a common solution for timber kit walls.
• ‘well ventilated’ cavity with openings at both ends allowing a through flow of air. BR
443 notes such situations as having more than 1500 mm² of openings per metre
length. This is necessary in, for example, a cold pitched roof with a high vapour
resistance underlay.
Ventilating a cavity to the outside will lower its effective thermal resistance. BS EN ISO
6946: 2017 specifies the method for calculating this reduction in resistance as a function of
the degree of ventilation.
6.C.23 Low emissivity materials

Most building materials have a surface emissivity close to 0.9. This means that they emit
about 90% of the infra-red radiation that would be emitted by a perfect ‘black body’. Some
components, usually membranes or coatings on board materials, appear to have a shiny
metallic finish and have a lower emissivity, possibly 0.2 or less. This will not affect the
thermal performance of the component in itself, but will increase the effective thermal
resistance of any air cavity adjacent to the low emissivity surface.
Rules for calculating the increased resistance as a function of emissivity are given in BS
EN ISO 6946: 2017. The benefit of low emissivity will be less if the cavity is ventilated. It

should be borne in mind that the emissivity of very low emissivity materials (e< 0.2) will
tend to degrade with time due to the accumulation of dust and dirt.
6.C.24 Types of building membranes

Junction details should identify the location and characteristics of the membranes related
to their function in resisting the passage of water, water vapour or air. These
characteristics are fundamental to the success of the construction and selection of the
correct membrane should be made with care. There are three different types to be
considered:
Vapour control layer (VCL) - a material or construction with a defined vapour resistance.
Commonly a thin sheet material, used to reduce the diffusion of water vapour generated
within the building into the structure (and so reduce the risk of interstitial condensation)
and to improve the airtightness of the building fabric, to limit uncontrolled ventilation and
leakage of warm moist air into the structure.
In framed construction, it is common for the air and vapour control to be combined in a
single membrane as an ‘air and vapour control layer’ (AVCL), with a vapour resistance of
200 - 250 MN·s/g or greater. Such a membrane is used to prevent the convective
movement of air under the normal pressure differences found in buildings (note: in
breathing wall or roof construction, these should be ‘open diffusive’, allowing the passage
of water vapour through the membrane).
Typically this layer is provided on the inside face of the insulation in, timber or steel frame
walls, rooms in roof spaces, flat roofs and it may be incorporated as an integral part of a
proprietary wall lining board. A VCL incorrectly positioned on the cold side of insulation
can cause severe interstitial condensation.
Roofing underlays - should be used as: a primary protection to vulnerable roof
construction materials from the harmful effects of precipitation during the construction
process and after completion (for example the covering to a built-up felt flat roof directly
above the insulation). Or as a secondary protection to vulnerable roof construction
materials from the harmful effects of precipitation, for example as a roof tile underlay
where the roof space is ventilated above the insulation. There are two types of roofing
underlay:
• High resistance (HR), with a vapour resistance of more than 0.25 MN·s/g. It is
essential that, in a cold pitched roof with insulation on a horizontal the ceiling, there is
ventilation below a HR underlay
• Low resistance (LR) with a vapour resistance no more than 0.25 MN·s/g. It may not
be necessary to ventilate a cold pitched roof below a LR underlay, where such
material has third party certification for use in an unventilated roof, however, care must
still be taken to limit the passage of water vapour through the ceiling.
‘Breather’ or vapour permeable membranes - should be used as:
• a primary protection to vulnerable construction materials from the harmful effects of
precipitation during the construction process; and
• as a secondary protection to vulnerable construction materials from the harmful effects
of precipitation, throughout the life of the building; and
• to allow water vapour to escape from vulnerable construction materials that would
otherwise be entrapped due to lack of ventilation.
Typically this layer, which has a vapour resistance of not more than 0.6 MN·s/g, is
provided on the outer face of the inner leaf of a timber frame wall. Some breather
membranes have a low emissivity surface, which improves the thermal performance of the
wall.
Air tightness membrane - An airtightness membrane is used to prevent the convective
movement of air under the normal pressure differences found in buildings. It may also
double as a vapour control layer or be installed in locations where a degree of vapour
permeability is not needed. Not all air barriers also allow passage of vapour, so it is
essential to ensure that the correct material is specified for an intended use (see vapour
control layer).
Any membrane or material used in a breathing construction should be open diffusive, i.e.
allow the passage of water vapour.
Design and construction checklists
6.C.25 Thermal continuity – Design checklist

# Description Complete (Y/N)
1. Determine how the insulation envelope is to be implemented –
Consider overall strategy (materials, use of thermal mass,
‘sealed’ or breathable construction, construction sequencing,
etc). Identify whether the insulation zone is or is not to allow
water vapour to pass through.
2. Identify the thermal insulation zone and clearly mark on all
plans and sections, provide clear performance specifications
for all materials.
3. If a construction is to allow water vapour to pass through,
ensure that the vapour permeability of elements increases
from the inside of the construction to the outside. Seek specific
advice on the location and permeability of any vapour
membranes used in construction.
4. If a construction is not to allow water vapour to pass through,
use a vapour control barrier on the warm side of the insulation,
close to the internal face of the construction.
5. Make sure that any water vapour passing through the
construction will meet a well-ventilated space that will allow
vapour and any condensation to disperse.
6. Identify all the elements that cross through the insulation zone
and find out if these can be removed. If they cannot and are
elements repetitive, account for in the U-value calculation
7. Make sure that insulation at the ground floor/roof and external
wall overlap or abut where practical
8. Make sure that all window and door openings that pass
through the insulation zone have a continuous thermal barrier
around the opening

9. Identify the route of all incoming/outgoing services and how
these are to be sealed where they pass through the insulation
zone
6.C.26 Thermal bridging – Design checklist

1. Follow Items 1 - 9 on the thermal continuity design checklist
2. Look at proposals for junctions in relation to advice within the
ACD introduction and other recommended sources of
information. Consider ease of construction of proposals
3. Where bridging concerns identified, determine if the material,
location or size of any bridging elements at junctions can be
changed to improve thermal continuity
4. Where element specification cannot be changed, check if the
bridging element can be broken into two smaller elements and
insulation introduced between them
5. Determine psi values for the proposed junctions, to assess the
additional heat loss arising from the construction of junctions
and openings
6.C.27 Airtightness – Design checklist

1. Determine how the air tightness strategy is to be implemented
- overlapping details, membrane/board/wet finishes, jointing
and sealing junctions, durability of materials. If possible,
involve testing organisation in development process.
2. Identify the air tightness layer and clearly identify on all
relevant plans and sections, provide clear performance
specification for all materials.
3. Identify all the elements that cross through the air tightness
layer and find out if these can be removed or relocated
4. Identify all incoming / outgoing services and how these are to
be sealed where they pass through the air tightness layer.
Consider creation of service void to reduce penetrations
5. Confirm how any repairs to the air tightness layer are to be
carried out
6. Determine if any of the construction junctions are likely to be
affected by movement over a period of time and consider
specification of materials required to accommodate this
movement

6.C.28 Thermal conductivity – Site checklist
1. Identify who will be responsible for coordinating and inspecting
installation on site. Discuss any specific issues, agree any
monitoring and reporting regime tied into periodic inspection
2. Discuss and agree construction sequencing (example -
installing insulation in the roof space before the roof finishes to
allow for correct overlap of insulation at eaves or sequence
insulation to creates a defined perimeter edge against which
the roof insulation can be fitted)
3. Check that the insulation specified has been delivered and
check that any “or equal” substitute specification has the same
performance
4. Store insulation in a safe place on site and check that none is
damaged before installation
5. Make sure that junctions between insulation boards are tightly
formed
6. Make sure that any gaps in the insulation zone around
services penetrations are sealed before continuing with the
construction sequence
7. Install all edge insulation around the perimeter of a floor before
applying the floor finishes. This also applies to a suspended
timber floor
8. In the roof construction, fit insulation tightly between joists,
providing support and temporary protection, to prevent
damage to the insulation
9. Check that all ventilation air paths are clear
10. Make sure that all secondary insulation is fitted into awkward
junctions
11. Make sure that thermal cavity barriers are fitted around all
sides of window and door openings
6.C.29 Thermal bridging – Site checklist

1. Follow Items 1 - 11 on the thermal continuity design checklist
2. Check that the external wall/floor junctions are being built in
accordance with the construction details and that no insulation
has been damaged or omitted
3. Check that wall and floor insulation is installed tightly against
the building structure and that there are no gaps between
boards/batts/joists
4. Make sure that no debris is in a cavity wall construction and
that all mortar droppings are cleared off from wall ties

5. Check that all cavity ventilators, trays and barriers have been
installed
6. Check that the external wall/roof insulation meets with no gaps
7. Check that any insulation fitted around steel structure has
been fitted correctly and that no additional thermal bridging has
been created during the site installation of the structure
8. When windows and doors are fitted, check that any gaps left to
allow installation have been fully filled. Note: for timber frame
constructions, this may require that compressible fillers are
used
9. Check if any second fix services have affected the insulation
zone
6.C.30 Airtightness – Site checklist

1. Make sure that the site operatives understand the air tightness
details and that the correct materials are provided. If possible,
involve testing organisation in these discussions
2. Follow all the points on the thermal continuity and thermal
bridging lists
3. Check that there no continuous air paths have been created
during the site installation e.g. at windows, doors, floor
junctions, roof junctions and at services. Note: this to be a
visual inspection on site until the first air tightness test is
carried out
4. Check that, where designed, all taped junctions at boards,
membranes, insulation, etc. have been installed
5. Check if any second fix services have affected the air tightness
layer
6. Check that any remedial work required as a result of site
damage has been carried out before finishes are installed
7. Carry out initial air tightness testing (dependent upon
specification of air barrier, this may be before final finishes are
applied)
8. If testing identifies performance issues, seek advice on
appropriate remedial work in discussion with employer’s agents
and, ideally, testers who should provide both analysis and
advice
9. Retest only once issues fully investigated and remedial work
agreed and carried out

6.C.31 Further information
Referred documents
• BS EN ISO 6946: 2017 - ‘Building components and building elements – Thermal
resistance and thermal transmittance - Calculation method (ISO 6946:2017)’
• BS EN ISO 10077-1:2017 – ‘Thermal performance of windows, doors and shutters.
Calculation of thermal transmittance. General’
• BS EN ISO 10077-2:2017 – ‘Thermal performance of windows, doors and shutters.
Calculation of thermal transmittance. Numerical method for frames’
• BS EN ISO 10211: 2017 – ‘Thermal bridges in building construction - Heat flows and
surface temperatures - Detailed calculations (ISO 10211:2017)’
• BS EN ISO 12567-2:2005 – ‘Thermal performance of windows and doors.
Determination of thermal transmittance by hot box method. Roof windows and other
projecting windows’
• BS EN ISO 13370:2017 – ‘Thermal performance of buildings. Heat transfer via the
ground. Calculation methods’
• BS EN ISO 13788:2012 – ‘Hygrothermal performance of building components and
building elements – Internal surface temperature to avoid critical surface humidity and
interstitial condensation – Calculation methods’
6.C.32 Further reading

Limiting heat loss and linear thermal bridging
• BR 443 – ‘Conventions for U-value calculations’ (2019)
• SAP 10 (for linear thermal bridging, see Appendix K)
• BRE publication IP 1/06 - ‘Assessing the effects of thermal bridging at junctions and
around openings’ (BRE Press, 2006)
• BRE publication BR 497 - ‘Conventions for Calculating Linear Thermal Transmittance
and Temperature Factors’ (BRE Press, 2016) and updates
Limiting infiltration
• NH16 – ‘A practical guide to building airtight dwellings’ (NHBC Foundation, 2009) -
http://www.nhbcfoundation.org/
• SEDA Design Guide 2: ‘Design and Detailing for Air Tightness’ - www.seda.uk.net
• ATTMA publications TSL1 - 3 - ‘Measuring Air Permeability of Building Envelopes’.
• CIBSE TM23 - ‘Testing buildings for air leakage’ (2022).
Avoiding condensation
• BR 262 - ‘Thermal insulation: avoiding risks’ (BRE Press, 2004)
• BS 5250: 2021 - ‘Management of moisture in buildings. Code of practice’.
• BS 9250: 2007 - ‘Code of practice for design of the airtightness of ceilings in pitched
roofs’
• BR 466 - ‘Understanding dampness - effects, causes, diagnosis and remedies’ (BRE
Press, 2004)

Annex 6.D Further guidance on pre-completion

airtightness testing
6.D.0 Introduction
This Annex updates and re-presents the guidance on airtightness testing previously
published in the separate document ‘Sound and Air-tightness Testing’. Text is updated to
reflect a move away from sample testing and the citation of the new CIBSE Technical
Memorandum TM23 and the option of low-pressure pulse testing.
6.D.1 Purpose of guidance

Addressing uncontrolled air infiltration in new buildings can significantly reduce heat loss
and result in lower energy use. To limit heat loss, any heated building should be designed
to limit air infiltration through the building fabric. This is done by providing a continuous
barrier (the air and vapour control layer or AVCL) which resists air movement through the
insulation envelope and limits external air paths.
Due to the contribution of a number of factors, it remains difficult to achieve a specified air
infiltration rate with any degree of accuracy. To offer assurance that the building will deliver
the intended thermal performance without adversely affecting air quality, airtightness
testing should be undertaken to verify as-built air infiltration rates.
This Annex supports the guidance to Standards 6.2 and 3.14 by providing supplementary
information on achieving regulatory compliance by use of airtightness testing. It provides
information that supports national consistency in approach and assist building
professionals, who are not familiar with testing, to better understand their roles and
responsibilities in respect of testing. It also gives guidance on how to implement practices
to support successful testing and achieve the level of performance needed for compliance
in a range of building types.
This document includes methods and descriptions on how to plan and carry out
airtightness testing for buildings. It can be used to assist when deciding on matters such
as if the building is ready for testing and informing on measures to be considered if a test
fails to meet the required performance levels.
Carrying out airtightness testing will verify that design infiltration levels are achieved and
that the intended ventilation strategy for the building remains appropriate, ultimately
meaning that the overall level of energy performance is not downgraded by the air
permeability aspects of the completed building.
Outwith testing in support of compliance with standards 6.1 and 3.14, airtightness testing,
pre- and post-completion can also support a more informed approach to proposals for
fabric improvement measures and the review of ventilation provision to provide good
indoor air quality as part of building retrofit projects.
6.D.2 Levels of testing

Guidance on limiting uncontrolled infiltration and airtightness testing is given in guidance to
standard 6.2 (building insulation envelope). From 1 February 2023 the prevalence of
airtightness testing has changed. It is now an expectation to test all new-build dwellings

and most non-domestic buildings prior to completion. The definition of a dwelling can be
found in Annex A (Defined Terms).
6.D.3 Developing processes to support performance testing

The application of performance testing in building regulations raises implications for the
developer/applicant. The developer should consider testing as an integral activity within
the project lifecycle. Quality assurance measures employed by designers, developers and
contractors can support compliance with the relevant performance standards.
6.D.4 Design and construction stage

Further guidance to assist in the understanding and application of the design and
construction principles on limiting uncontrolled air infiltration is given within Annex 6.C –
‘Further Guidance on Thermal Bridging at Junctions’.
For those involved in the design and construction stages of new buildings, consideration
should be given to what additional measures and practices may be needed so that new
buildings are constructed ‘right first time’. This should include clear design details and
specifications, regular site checks, sufficient briefing of site operatives and consideration of
an enhanced regime of testing during construction to assist in providing reassurance that
measures implemented are effective.
Equally important is the involvement of specialist advice from relevant professionals and
testers at an early stage in a project, particularly where this expertise does not already
exist within the development team.
Developers may wish to consider testing at earlier stages such as completion of the AVCL
at first and second fix stages of the building services installation, as well as testing on
completion of the building envelope. Lessons learned from such activities should
continually inform quality assurance processes. The outcome of any early or pre-testing of
the building should be recorded and made available to the verifier. Any specific actions
taken with the building envelope following such a test should also be recorded.
6.D.5 Pre-Building Warrant application stage

Before a building warrant application is submitted to the verifier, it is worth considering the
elements of the building design that will be assessed under the building warrant and
completion certificate process.
Paying attention to design detailing such as at separating walls and floors or the external
envelope of the building will help to achieve the design performance level or building
design intent. This will also include consideration of the junctions of external walls/floors or
window and door openings in the building and how continuity of the AVCL is maintained.
Involvement of the testing organisations at an early stage in a project will also assist in the
development of testing proposals.
6.D.6 Planning for a test - Thinking ahead

In most cases, the party responsible for the development will be in contact with the verifier
and are likely to employ a third party to conduct testing. The testing company will normally
need to be given sufficient notice to enable them to carry out testing on the day requested.

The verifier should be advised of the test dates to enable them to attend should they
consider this necessary.
6.D.7 Who chooses the plots to be tested on site?

From 1 February 2023 it is now expected to test each new-build dwelling prior to
completion.
6.D.8 Building Warrant application stage – testing regime agreement

Discussion with the verifier during the building warrant application stage will allow a
schedule of testing to be agreed in writing. Such actions can be recorded within the
Construction Compliance Notification Plan (CCNP) issued by the verifier.
The outcome of every test undertaken on a building, regardless of the stage of
construction, should be recorded together with any action taken in response to the
reported outcome. This information should be available to the verifier on request.
In arranging final tests, it is always prudent to schedule in time for any remedial action or
retesting needed, should a test fail to report a level of airtightness within a range of values
which would demonstrate compliance.
6.D.9 Flow diagram – Process for airtightness testing

The following flow diagram is provided to aid understanding of the process of airtightness
testing from building warrant application to completion certificate. Each number in the
‘Notes’ provides additional information or reference to a paragraph within the document
that will expand on the relevant stage and provide additional information.
It is expected that any tests undertaken, at whatever stage of works, will be recorded and
the results made available to the verifier on request. In addition to the test results, which
should be recorded by the registered tester, any work undertaken in response to the test
outcome to support further testing or confirm compliance should also be recorded and
made available.

Apply to verifier
for building warrant
Verifier and Applicant/Agent agree written

testing regime including notification schedule
based upon planned completion/testing dates
Building warrant
granted
Notifications made to verifier as test schedule is

confirmed, including any need to vary schedule
in advance of test dates due to project delays.
Retest Test results recorded and Retest

notified to the verifier [1]
Remedial work Building less Building more Remedial work

to improve air- airtight than airtight than to increase
tightness[4] designed designed infiltration [5]
Review by N Does building Is ventilation N Review by

applicant and still meet 6.1 strategy still applicant and
verifier [2] TER & DDER appropriate? verifier [3]
Other work to Y Y
Work to amend
improve ventilation
performance to Use test result in production of strategy to
meet TER [6] EPC submitted on Completion building [6]
Test result submitted to verifier

with the Completion Certificate
Notes:
1. Early-stage testing prior to a final test of the completed building should be recorded but
need not be notified to the verifier at that stage unless discussion on changes to proposals
is sought.
2. The impact of the test value is demonstrated by submission of a revised SAP or SBEM
compliance calculation to the verifier.
3. Reference should be made to guidance to standard 3.14 and any alternative approaches
agreed as part of the issued building warrant.
4. Such work should be supported by investigation into existing air leakage pathways to
identify and address any local deficiencies in the AVCL. The nature of any remedial work
undertaken should be recorded and accompany issue of retest results to the verifier.
Developers should engage with their registered tester prior to undertaking remedial work
to ensure that the approach taken will not invalidate any future test, see also 6.D.16.
5. Manual introduction of additional infiltration pathways is not recommended as it is difficult
to achieve a robust, long-term outcome. The alternative of introducing additional intended
input ventilation to rooms or amending the ventilation strategy or level of background
ventilation should be investigated first.
6. Work which alters the approved design and specification may require submission of an
amendment to the building warrant.

Airtightness Testing
6.D.10 What does an airtightness test involve?

Air pressure tests should be performed following a recognised test method and process,
as detailed in CIBSE TM23: ‘Testing buildings for air leakage’ and carried out by a
registered person with relevant professional experience.
There are two methods of testing the airtightness of buildings described in some detail in
CIBSE TM23. Accordingly, only summary notes are provided below.
• The fan pressurisation ‘blower door’ method
Pressurisation or depressurisation tests using the fan method are a long-established
test method. BS EN ISO 9972:2015: ‘Thermal performance of buildings. Determination
of air permeability of buildings. Fan pressurization method’ (BSI, 2015) is the
internationally adopted standard for air leakage testing using fan pressurisation of a
building.
This method will pressurise or depressurise the envelope to 50 Pascals, a pressure
greater than the normal internal/external pressure differential. Used alongside other
techniques, this method also provides opportunities for the diagnosis of air leakage.
Further information on the practical application of this test method can be found in
following ATTMA publications:
• TSL1: Simple Buildings
• TSL2: Non-simple Buildings
• TSL3: Complex Buildings
ATTMA TSL4 which sets out the methodology for testing and reporting against the
Passivhaus standard is not suitable for the purpose of building regulations compliance.
• The low-pressure pulse (LPP) method
The Low-pressure pulse method is recognised within CIBSE TM23 as a
supplementary means of testing and reporting on envelope airtightness. This method
uses a release of a measured amount of air (a pulse) to give a lower level of
pressurisation (4 pascals). This level of pressurisation is closer to, but not the same
as, typical ambient conditions in a dwelling. Testing will generally require at least two
pulses.
It is a more recent development and no national or international standard is currently
available for this method. Accordingly, implementation should follow the methodology
set out in CIBSE TM23.
It is important that developers and designers have an early discussion with their registered
airtightness tester to understand which of the test methods would be most appropriate for
their project. And to understand any limitations inherent in the airtightness testing process
or in either of the methods.

6.D.11 Before the test

The condition the building is in before the test is undertaken is important as this can
influence the result of the test. The following points for airtightness testing will help to
prepare for a test and also assess the stages at which completed buildings can be offered
for testing.
Any preparations made to the building prior to a test should always be recorded and
provided in the test report.
• The building should be complete. In order to prepare for the final test it may be
appropriate for preliminary airtightness checks to be carried out to test elements of a
building and enable remedial work to take place prior to a final test.
• Weather forecasts should be checked by the tester prior to the test date. If weather
extremes (wind speed or internal/external temperature differential) are forecast, the
test may have to be re-scheduled.
• The extent of the building to be tested should be confirmed.
• The type of test should be confirmed.
• The location for the installation of the equipment should be established. If multiple
systems are to be utilised, these should be located evenly around the building where
possible.
• There should be adequate space and access for the equipment to be delivered and
installed.
• An electrical power supply may be necessary.
• Local restrictions, e.g. noise, working hours etc should be checked.
• The external envelope of the building should be complete and test measurements
agreed by all parties concerned.
• All incoming service penetrations (e.g. plumbing, power, telecoms) should be
permanently sealed and proof provided. If these are not sealed then the test should
not be validated.
• All external doors and windows should be closed, except for the apertures to which
test equipment is connected.
• All internal doors should be fully opened and restrained. Lift doors should be closed,
and any external lift shaft vents should remain open.
• All drainage traps should be filled with water or temporarily sealed.
• Smoke vents should be closed but not artificially sealed.
• Background trickle ventilators should be closed, passive ventilation systems and
permanently open uncontrolled natural ventilation openings should be temporarily
sealed.
• Mechanical ventilation and air conditioning systems should be turned off and
temporarily sealed to prevent air leakage through the systems during the test.
• Any temporary seals must be robust enough to withstand the test pressure.
• An acceptable route for the air to flow from the fans and pressure to equalise
throughout the test enclosure must be agreed.
• The necessary fan flow or pulse capacity required to undertake a valid test should be
calculated.
6.D.12 During the test

It is recommended that reference is made to the application of relevant test protocol within
section 4 of CIBSE TM23.
6.D.13 After the test

The test report should contain the following:
• Tester’s contact details and Registration number of relevant scheme.
• Building identification information e.g., address, plot number, dwelling type etc
• Detailed description of the building tested, or part(s) of the building tested, including
evidence of the status of building elements at the time of the test.
• List of equipment used (including details on calibrated equipment) and testing
technique applied.
• Detailed test data results and the air permeability result. Reference to the design
outcome declared in the building warrant.
• Date of test.
The test results or certificates will be submitted to the verifier during the completion
certificate process. Where the test report shows a deviation from the infiltration rate
declared for the building, the applicant/developer should provide the verifier with
information to confirm that compliance with standard 6.1 (if infiltration greater) and
standard 3.14 (if infiltration lower) are still achieved.
6.D.14 Conversions
There is no requirement to carry out an airtightness test on a new building created by
conversion. Such buildings are not subject to the need to demonstrate compliance with
standard 6.1 (Energy demand). However, testing, pre- and post-completion can support a
more informed approach to compliance with standard 3.14 (ventilation) and provide good
indoor air quality as part of such works.
6.D.15 Who can test?

Airtightness testing should be performed by a suitably competent person. The recognition
of competence of airtightness testers within building regulations will be on the basis of their
registering organisation implementing requirements for Minimum Technical Competency
(MTC) and application of the new UK National Occupational Standards (NOS) for
Airtightness Testing. It should be noted that, whilst the principles and outcomes set out in
this documentation remain relevant, the NOS were written prior to development of the LPP
method, which is not referenced.

Each registering organisation will publish and maintain a list of current individuals or
organisations registered to undertake airtightness testing and the categories of buildings
they are registered to test. Further information on current registration schemes and the
criteria that apply to them is available at:
• The Airtightness Testing and Measurement Association.
• The Elmhurst Airtightness Scheme.
Testing can also be carried out by an organisation accredited by United Kingdom
Accreditation Service (UKAS) against the international standard ISO/IEC 17025:2017 as
able to undertake building air leakage tests as a site activity.
Where a test is submitted by a party not registered via one of the above routes, a verifier
should accept a test only if they have first satisfied themselves, through documentary
evidence, that the party who undertook the test meets the provisions set out within the
MTC and NOS by other means. As the expectation set out above includes the facility for
central lodgement of test data, quality sampling and independent verification of test results
if challenged, it is not anticipated that this alternate route will be viable in all but
exceptional circumstances.
6.D.16 Remedial action following a test failure

Even though the airtightness test helps quantify air leakage, it doesn’t identify where the
air is leaking from. In some cases when the information provided by the airtightness test is
combined with visualisation methods (such as smoke visualisation or thermography), it can
assist in identifying the air leakage paths. However, this can be a complex task. Specialist
advice should be sought when the airtightness test indicates failure to meet the specified
airtightness levels.
• A poor test result will indicate the need for improvement. Where additional sealing
work is undertaken to areas where leakage is identified, this must be of a durable and
permanent nature. There are limited situations where temporary sealing is acceptable
under test conditions and these should be agreed with the registered tester to avoid
invalidating a test.
• A test result that is more airtight than the stated design level may also give rise to a
need for remedial action where the reported level of infiltration is not compatible with
the intended ventilation strategy. This is a particularly important issue for dwellings,
where guidance outlines that low infiltration rates would normally result in the need for
both mechanical input and extract ventilation. Remedial actions should focus on either
demonstrating that the existing ventilation solution can achieve overall minimum
ventilation rates with a reduced level of infiltration or amending the intentional
ventilation regime to achieve this. Alterations to reduce the effectiveness of the
existing AVCL installation are not recommended.
6.D.17 Reporting process for tests

As noted in Sections 6.D 9, It is expected that any tests undertaken, at whatever stage of
works, will be recorded and the results made available to the verifier on request.
In addition to the test results, which should be recorded by the registered tester, any work
undertaken in response to the test outcome to support further testing or confirm

compliance should also be recorded by the applicant/developer and made available to the
verifier on request.
Early-stage testing prior to a final test of the completed building should be recorded but
need not be notified to the verifier at that stage unless discussion on changes to proposals
is sought.
The final test should be notified to the verifier with or before submission of a completion
certificate. Where a test report for a building which is near completion shows a deviation
from the infiltration rate declared for the building, the applicant/developer should provide
the verifier with information to confirm how compliance with standard 6.1 (if infiltration
greater) and standard 3.14 (if infiltration lower) is still achieved.
6.D.18 Remote Areas and Severe Weather Conditions

In more remote areas and areas prevalent to severe weather conditions, it may be more
difficult and more costly to arrange testing to fit in with a development programme.
Accordingly, where testing services are not locally available, advance planning of tests and
communicating changes to planned test dates is even more important. However, it is
recognised that airtightness testing can generally only be carried out if weather conditions
are suitable. In particular, wind speed can have an effect on test results to the point where
effective testing is either not possible or reliable.
As many parts of Scotland can regularly be subject to long periods of high wind speeds
which affect the practicality of the test, it is important to raise this in discussion with testers
and examine available meteorological data when planning a test.
Thermography may not allow for accurately establishing if buildings have been constructed
to their design performance levels. However, the process can establish the extent of
localised negative effects from high air infiltration in the building and if carried out internally
is not subject to adverse weather conditions. A thermal imaging survey can identify the
effect of any air infiltration on the building fabric where there is a temperature difference
between the inside and outside of the building.
A survey carried out by a registered thermographer can confirm the construction is not
adversely affected by construction defects which result in localised uncontrolled air
infiltration. A thermography report giving a qualitative indication of the air permeability of
the building should be submitted to the verifier.
In remote areas, any alternative approach should be agreed in advance of the test with the
verifier. This will avoid the situation where completion and occupation of buildings are
delayed by prolonged periods of severe weather. The person arranging the test may wish
to engage the services of an accredited tester who has the ability to cover both
airtightness testing and thermography, and thereby increase the flexibility of the on-site
solution.
The following organisation is able to register members to carry out thermography testing:
• UKTA – United Kingdom Thermography Association

Section 7 (Sustainability)
7.0 Introduction
7.1 Statement of sustainability
7.2 Electric Vehicle Charging
Annex 7.A - Sample sustainability label
Annex 7.B - Supplementary guidance in the aspect of optimising performance
Annex 7.C - Desk Space
Annex 7.D - Mobility Space
Annex 7.E - Sustainability Label

Section 7 – Sustainability
7.0 Introduction
7.0.1 Background
Sustainable development has been defined as meeting “the needs of the present without
compromising the ability of future generations to meet their own needs” by the Brundtland
Commission of the United Nations in 1983. It follows that the process of sustainable
development and the quality of ‘sustainability’ to aspire to within the built environment
should account for:
• social, economic and environmental factors
• the potential for long-term maintenance of human well-being in and around buildings
• the well-being of the natural world and the responsible use of natural resources, without
destroying the ecological balance of the area where these resources originate or are
processed, and
• the ability for the built environment to be maintained.
The Building (Scotland) Act 2003 allows Scottish Ministers to regulate for the purpose of
furthering the achievement of sustainable development. In Scotland, sustainability is
embedded into the building regulations for all new buildings, rather than reference being
made to new buildings achieving levels within a voluntary system. Since 2005, progress
has been made by strengthening the standards on, for example, energy efficiency and
accessibility for all new buildings so they are comparable with the best in Europe.
Whilst the standards within Sections 1 - 6 of the 2013 Technical Handbooks deliver a level
of sustainability in a number of areas such as energy efficiency, surface water drainage and
sound insulation, there is always the possibility of going beyond the minimum standard.
Developers may wish to gain recognition for building to higher standards. Additionally,
organisations such as planning authorities or funding bodies may choose to make
constructing to a higher level of sustainability a condition of approval or funding.
Defining higher standards to measure sustainability will enable higher quality buildings to be
created and for such benefits to be formally recognised. The introduction of Section 7 is a
means of encouraging the design and construction of all new buildings within a broader
context of sustainable development. Within Section 7, specific further provisions applicable
to development which are not otherwise addressed within sections 1 to 6, such as
measures which support our transition towards more sustainable forms of transport, can
broaden the scope of useful action delivered by these standards.
7.0.2 Aims
The standards in Section 7 identify topics which, if addressed, will contribute in a material
way to make new development more sustainable.
The intention of Standard 7.1 (Statement of sustainability) is to:
• recognise the level of sustainability already achieved by the building regulations. By
setting the 2010 Standards as the benchmark level, credit is given to meeting the

standards within Sections 1 - 6 of the building regulations. This emphasises that a

degree of sustainable design and construction is not a niche market but must be
achieved in all new buildings;
• encourage more demanding sustainability standards through enhanced upper levels;
and
• encourage consistency between planning authorities that use supplementary guidance
to promote higher measures of sustainable construction in their geographical areas. By
making reference to this standard, local aspirations can be met by selection of clear
national benchmarks. Levels of sustainability have been defined that must include a low
or zero carbon generating technology, with reference to Section 72 of the Climate
Change (Scotland) Act 2009.
The intention of Standard 7.2 (Electric vehicle charging) is to make provision for electric
vehicle charging within new development and specific renovation works. Supporting the
adoption and convenient use of low and zero emission vehicles where parking facilities are
provided as part of new development.
7.0.3 Scope
The measures on sustainability are broadly related to the built form but some matters that
are associated with sustainable development such as location and transport cannot be
adequately delivered by the building standards system. The scope of the measures can be
divided into two sets:
• Climate change, energy and resource use - Promote the more efficient use of
energy, fuel and water in buildings. Reducing water use will reduce the energy
consumed and the carbon emissions associated with distributing, processing and
heating of water. It is also important that building occupants have the opportunity to
understand how their behaviour can reduce use of these resources.
• Quality of life; material use and waste - Homes should be designed to accommodate
flexible living, working and studying patterns for individuals, groups and families. More
aspects of designing for well-being, such as daylighting rooms more effectively and
protecting from noise from adjacent buildings, should be promoted for all new home
occupants.
There are areas considered inappropriate for inclusion in the optional upper levels for
domestic buildings due to the complexity of some subjects related to building design such
as material sourcing and embodied energy. However the Sullivan Report ('A Low Carbon
Building Standards Strategy for Scotland'; published by Scottish Ministers in 2007)
recommends total-life zero carbon buildings by 2030. This standard can respond in due
course to the growing relative importance of embodied energy as the performance of new
buildings improves further. At present these areas are outside the scope of this standard.
Reference to external examples of guidance that allow appraisal of local or ethical
construction material sourcing, embodied energy and use of recycled materials are the
BRE's Green Guide to Specification and the materials section on www.greenspec.co.uk.

Aspect is a term used for a subject area of sustainability. Due to the coverage of building
standards and the position of the warrant process in the overall development process,

aspects covering resource use and performance are more prominent in this standard.
Examples of aspects named and defined in this standard for dwellings are:
• Energy for water heating
• Well-being and security, and
• Material use and waste
Within the aspect of flexibility and adaptability a ‘home office’ is a space for a desk in a
dwelling to allow work or study. A mobility space is a space that could accommodate an
electric wheelchair or an infant’s pram or a bicycle.
Level is the term used as a banding, where all the aspects of sustainability have reached a
certain cut-off point. Upper levels in some aspects may become absorbed into guidance in
Sections 1 to 6 to meet revised mandatory functional standards following future reviews of
these sections. However, they should not be seen as predictions because the process for
review of these sections are independent of Section 7. It is possible that levels that are
more demanding may be added into Section 7 in the future.

The following change is introduced from 1 April 2024:
• Clause 7.0.5 notes impact on standard 6.11 on aspect 1 presentation.
• Clause 7.1.1 reference to ‘platinum’ updated to cover ‘direct greenhouse gas
emissions’.
• Clause 7.1.3 – reference to direct emission heating systems which are LZCGT
removed.
• Clause 7.1.4 – aspect 1 renamed ‘direct greenhouse gas emissions’. Text updated to
reflect reporting against that criterion in the context of standard 6.11.
• Clause 7.1.5 – reference to direct emission heating systems which are LZCGT
removed.
• Clause 7.1.6 – aspect 1 renamed ‘direct greenhouse gas emissions’. Text updated to
reflect reporting against that criterion in the context of standard 6.11.
• Clause 7.1.7 renamed ‘Direct greenhouse gas emissions only at platinum level’. Text
updated to reflect reporting against that criterion in the context of standard 6.11.

The Climate Change (Scotland) Act 2009 introduced clause 3F into the Town and Country
Planning (Scotland) Act 1997. This places an obligation on local authorities within their
development plans to avoid a specified and rising proportion of greenhouse gases by use of
low and zero carbon generating technologies. Some of the levels in this standard could be
referred to by local authorities when setting local policy in response to this legislation.
7.0.7 Certification

under the scheme are assessed to make sure that they have the qualifications, skills and
experience to certify compliance for the work covered by the scope of the scheme.
Checking procedures adopted by Approved Certifiers will deliver design or installation
reliability in accordance with legislation.
7.0.8 Other sustainability indicators

Other tools to assess a level of sustainability for new buildings exist and are used in
Scotland. These indicators may be selected as appropriate for some developments
because they cover issues such as location, orientation on site, or transport that are
broader than building regulations can include. Other established indicators place greater
emphasis on the sourcing and embodied energy of construction materials, an area flagged
up in this section for future review. Other tools could be complementary in an assessment
of sustainability but they cannot be used as a method to meet an optional upper level of
sustainability within building regulations.

7.1 Statement of sustainability

Mandatory Standard
Standard 7.1
a) with regard to a dwelling or school building containing classrooms, a
level of sustainability specified by the Scottish Ministers in respect of
carbon dioxide emissions, resource use, building flexibility, adaptability
and occupant well- being is achieved
b) with regard to a non-domestic building other than a school building
containing classrooms, a level of sustainability specified by the Scottish
Ministers in respect of carbon dioxide emissions is achieved, and
c) a statement of the level of sustainability achieved is affixed to the
dwelling or non-domestic building.
Limitation:
a) alterations and extensions to buildings
b) conversions of buildings
c) buildings that are ancillary to a dwelling that are stand-alone having an
area less than 50 square metres
d) buildings which will not be heated or cooled other than by heating
e) buildings intended to have a life not exceeding the period specified in
regulation 6, or
f) conservatories.
7.1.0 Statement of sustainability (sustainability label)

The statement of sustainability (sustainability label, or SL) that includes the level of
sustainability achieved must be fixed to the building prior to completion. The sustainability
label should be indelibly marked and located in a position that is readily accessible,
protected from weather and not easily obscured. A suitable location could be in a internal
cupboard containing a utility meter or the owner may choose to display the label in a more
prominent location. An example of an approved label with the overall level achieved on the
left hand side and the levels achieved in each of the individual aspects of sustainability on
the right hand side is given in Annex E. A program to generate such a label that is specific
to a building can be accessed here: http://www.s7sust.co.uk/.

7.1.1 Levels of sustainability

The specified level of sustainability for a dwelling should be selected from the following:
• Bronze or Bronze Active

• Silver or Silver Active
• Gold
The aim is for balance in the setting of upper levels because sustainability is considered in
the round rather than focusing on issues of energy or carbon emissions. Reaching upper
levels should be a valid target for any new development, regardless of size or location.
Generally, levels have been set to avoid individual aspects that could upset applications
which might otherwise meet all of the other aspects of sustainability.
The first optional upper level ‘Silver’ offers substantial benefits in a range of sustainability
aspects which should be achievable by a sector of the mainstream market. The second
optional upper level ‘gold’ is a more demanding target, initially aimed at those intent on
pursuing best practice.
Buildings that exceed a gold sustainability level are also welcomed. A third upper level
called 'platinum' has been reserved for further recognition within the building standards
system. At present, only the aspect - direct greenhouse gas dioxide emissions - is defined
for this level.
Buildings that exceed Bronze, Bronze Active, Silver, Silver Active or Gold levels by
achieving a higher level criteria in one or more of the aspects are welcome. This additional
achievement will be reflected on the sustainability label. However the achievement of the
next upper level will only be recognised once all aspects of that particular level have been
included. The award of an overall upper level depends upon meeting all aspects, rather
than allowing trade-offs to achieve a score, reinforcing the fact that sustainable outcomes
rely on holistic integrated design.
The specified levels of sustainability in clauses 7.1.2 to 7.1.7, are sets of measures that are
transparent to all including verifiers, planners, funding bodies, owners and tenants. To meet
this standard, it should not be necessary to secure expert evaluation beyond that already
used in the design to demonstrate compliance with the standards in Sections 1 to 6.
7.1.2 Bronze level

This is the baseline level for sustainability achieved where the dwelling meets the functional
standards set out in Sections 1 – 6 of this Handbook.
7.1.3 Bronze Active level

This is the baseline level where the dwelling meets the functional standards set out in
Sections 1 – 6 of this Handbook, but in addition the dwelling includes the use of a low and
zero carbon generating technology (LZCGT) in respect of meeting Standard 6.1 within
Section 6, Energy. This level is primarily to assist local authorities to meet their obligations
under Section 72 of the Climate Change (Scotland) Act 2009 by identifying the use of
LZCGT. In this respect, LZCGTs include: wind turbines, water turbines, heat pumps (all
varieties), solar thermal panels, photovoltaic panels, combined heat and power units (which
do not use direct emission heating systems) and fuel cells.

7.1.4 Silver level

A dwelling at this first optional upper level should meet all the standards in Sections 1 – 6
that apply to the building for the Bronze level and, in addition, the dwelling should comply
with the Silver level in each of the eight aspects below.
Aspect Silver level 1: Direct greenhouse gas emissions
With the introduction of standard 6.11 ‘Heating and hot water – direct emission heating
system’ from 1 April 2024, the use of ‘direct emission heating systems’ in no permitted in
new buildings. As a result, Standard 6.1 ‘energy demand’ no longer requires that an
emissions calculation be undertaken and reported against a target for each new building.
Accordingly, this aspect is retitled ‘Direct greenhouse gas emissions’ and a rating of
‘Platinum’ is assigned for each new building. This reports that, under the 2024 New Build
Heat Standard, the building results in zero direct emissions, those created from the
generation of heat at the building itself.
It should be noted that there are still greenhouse gas emissions associated with energy
consumed at the building and that these will be reported on through the production of an
energy performance certificate on completion of the building.
Aspect Silver level 2: Energy for space heating
Maximum annual demand for useful energy for space heating should be 40 kWh/m2 for
houses or 30 kWh/m2 for flats or maisonettes
To assess, the output from box no.99 of the SAP 10 Dwelling worksheet should be no more
than the figures above.
Aspect Silver level 3: Energy for water heating
At least 5% of the dwelling or domestic building’s annual energy demand for water heating
should be from:
• heat recovery and/or renewable sources with little or no associated fuel costs (e.g. solar
thermal water heating and associated storage or heat recovery from greywater) that are
allocated for water heating.
To assess, the annual energy demand for water heating in kWh multiplied by 0.05, should
be no more than the contribution from specified equipment that uses renewable energy
and/or heat recovery. A SAP spreadsheet is available for this calculation at http://
www.bre.co.uk/sap10/scotland-section-7-sustainability/.
houses) the average annual energy demand for water heating may be met by installations
of renewable sources and/or heat recovery for the block. This is similar to the buildings with
multiple dwellings guidance in Section 6.
Aspect Silver level 4: Water use efficiency
Enhanced or additional products should be provided as follows:
• WCs of average flush volume not more than 4.5 litres
• Wash hand basin taps with a flow rate not more than 6 l/m
• shower heads with a flow rate not more than 8 l/m, and

• 1 water butt (with a min. capacity of 200 litres) for outdoor use per dwelling. Dwellings
without a private garden or landscaped area, or if there is no access to rainwater
collection (for example if there is no external rainwater pipe within the curtilage) are
excluded.
The flow rates referred to align with performance bands in the Bathroom Manufacturers
Association’s water efficient product labelling scheme (BMA scheme). Reference can to be
made to the performance bands within the BMA scheme or equivalent standards. Kitchen
or utility room sinks are not included in low flow fitting targets at this level.
Consideration should be given to the flow rates that combi boilers (if fitted) need to activate
their water heating function when specifying taps and shower heads with lower flow rates.
When installing low volume flush WCs, the pipe diameter and gradient inter-relationship is
critical in order that the new and any existing sections of the drain are self-cleansing.
Aspect Silver level 5: Optimising Performance
a. Quick start guide: Provide guidance to the occupants on the ways in which the
specific dwelling is intended to function and how to optimise its performance on the
scope, format and contents of the guide for occupants. Supplementary guidance with a
performance specification as well as links to an example completed quick start guide is
in Annex B.
This is additional to the written information to be provided to occupants under Section 6.
b. Resource use display: Install a real-time resource use monitor that displays electricity
use, located in an easily accessible and readable position.
Aspect Silver level 6: Flexibility and Adaptability
Provide a home office space dedicated for home working/study to include:
• A clear space, against a wall or partition, where a desk of 1800 mm long x 600 mm
deep could be placed. Alternatively, the desk space could be ‘L’ shaped in plan as long
as each leg of the ’L’ is a minimum length of 1200 mm. Diagrams below show the two
desk options with associated activity spaces.
• 2 switched electrical sockets in addition to those that should be provided under Section 4.
• A connection to allow direct access to internet services (unless such a provision is
made elsewhere in the dwelling).
• For natural daylight there should be line of sight to a window, glazed external door or
rooflight.
• Generally ventilation, accessibility, safety and escape should meet all the other
standards however, see paragraphs below.
For diagram, see Annex C.
In any dwelling, the home office space can be in a circulation space but should not be
located in a protected enclosure. The desk space and/or its activity space can locally
reduce a corridor width to 800 mm and should not interfere with door swings.
In any dwelling, the home office space can occupy a room by itself even if this room is too
small to be an apartment. In this case, this small room should be ventilated as if it were an
apartment.

In any dwelling, the home office space can occupy a part of the enhanced apartment but
the desk space and its activity space should be additional to the defined spaces and access
of the enhanced apartment, as described in guidance in Section 3.
In any dwelling the home office space can be in a room that includes the kitchen but the
desk space and or its activity space should not interfere with kitchen worktops, appliances
or manoeuvring spaces.
To allow some more flexibility in smaller dwellings (those of not more than 2 apartments)
the home office space can be in any apartment. But in this case, the desk space and its
activity space should not overlap with the minimum furniture provision or associated activity
spaces.
The height of the home office should be not less than 1.8 m over the activity space and 1.5
m over the desk space. For dwellings over 150 m² floor area, two home office spaces
should be provided.
Aspect Silver level 7: Well-being and security
a. Noise separation: Design performance levels for separating walls and separating
floors associated with attached dwellings should be:
• Minimum airborne sound insulation: 58 dB DnT,w
• Maximum impact sound transmission: 54 dB L'nT,w
Performance levels for noise isolation for separating walls and separating floors should
be verified by carrying out a sound test as indicated in the guidance to Section 5.
b. Noise reduction between rooms: Design performance level for a minimum airborne
sound insulation should be 44 dB Rw.
This refers to all internal partitions in all dwellings and intermediate floors within houses
and maisonettes excluding storage cupboards and should be substantiated by
manufacturer’s laboratory test certificates.
c. Enhanced natural lighting: The enhanced apartment should be provided with a
glazed area of not less than 1/8th of the floor area of the apartment.
d. Security: Install a 13 amp fused spur, suitable for an intruder alarm system, located
within 2 m of the main entrance door.
Aspect Silver level 8: Material use and waste
Recycling of solid waste: Provide a dedicated internal space with a volume of at least
0.12 m3(120 litres) and no dimension less than 450 mm, for storing recyclable material.
The storage space should:
• be able to store small amounts of recyclable material (e.g. metal, glass, plastic,
cardboard and/or paper)
• be easily cleanable
• be additional to the general 1 m3 kitchen storage in Section 3, and
• facilitate temporary storage before transfer to a main storage point or a collection point,
whether for the dwelling or for a group of dwellings.

It is recognised that local authority provision, resources and preferences for collecting
separately or together will vary across Scotland. Therefore subdivision into containers for
different materials is optional.
7.1.5 Silver Active level

This is the same as the silver level but, in addition, the dwelling includes the use of a low
and zero carbon generating technology (LZCGT) in respect of meeting at least one of the
aspects: Silver 1, Silver 2 or Silver 3. This level is primarily to assist local authorities to
meet their obligations under Section 72 of the Climate Change (Scotland) Act 2009 by
identifying the use of LZCGT. In this respect, LZCGTs include: wind turbines, water
turbines, heat pumps (all varieties), solar thermal panels, photovoltaic panels, combined
heat and power units (which do not use direct emission heating systems) and fuel cells.
7.1.6 Gold level

A dwelling at this second optional upper level should meet all the standards in Sections 1 –
6 that apply to the building for the bronze level and in addition the dwelling should comply
with the gold level in each of the eight aspects below.
Aspect Gold level 1: Direct greenhouse gas emissions
Aspect Gold level 2: Energy for space heating
Maximum annual demand for useful energy for space heating should be:
• 30 kWh/m2 for houses, or
• 20 kWh/m2 for flats or maisonettes
To assess, the output from box no.99 of the SAP 10 Dwelling worksheet should be no more
than the figures above.
Aspect Gold 3: Energy for water heating
a. Renewables and heat recovery: At least 50% of the dwelling or domestic building’s
annual energy demand for water heating should be from:
• heat recovery and/or renewable sources with little or no associated fuel costs (e.g.
solar thermal water heating and associated storage or heat recovery from
greywater) that are allocated for water heating.

To assess, the annual energy demand for water heating in kWh multiplied by 0.5,
should be no more than the contribution from specified equipment that uses renewable
energy and/or heat recovery. A SAP spreadsheet is available for this calculation at
http:// www.bre.co.uk/sap10/scotland-section-7-sustainability/.
houses) the average annual energy demand for water heating may be met by
installations of renewable sources and/or heat recovery for the block. This is similar to
the buildings with multiple dwellings guidance in Section 6.
b. Water heating display: A display showing the performance of the primary renewable
source, such as a solar collector, should be mounted in easily accessible space, for
instance alongside controls for heating equipment or near the bathroom/shower room
door.
Aspect Gold 4: Water use efficiency
Enhanced or additional products should be provided to encourage water efficiency as
follows:
a. 1 water butt (with a min. capacity of 200 litres) for outdoor use per dwelling. Dwellings
without a garden or landscaped area, or if there is no access to rainwater collection (for
example if there is no external rainwater pipe within the curtilage) are excluded, and
b. 3 of the following 5 items:
 water meter
 WCs of average flush volume to be not more than 3.5 litres
 wash hand basin taps of flow rates not more than 4 l/m and to kitchen or utility room
sinks to be not more than 6 l/m
 shower heads with maximum flow rate not more than 6 l/m
 rainwater harvesting or greywater recycling system designed to provide water for
toilet flushing.
The flow rates referred to align with performance bands in the Bathroom Manufacturers
Association’s water efficient product labelling scheme (BMA scheme). Reference can
be made to the performance bands within the BMA scheme or equivalent standards.
Consideration should be given to the flow rates that combi-boilers (if fitted) need to
activate their water heating function when specifying taps and shower heads with lower
flow rates.
When installing low volume flush WCs, the pipe diameter and gradient inter-relationship
is critical in order that the new and any existing sections of the drain are self-cleansing.
Aspect Gold 5: Optimising Performance
a. Quick start guide: Provide as for Aspect Silver 5, plus: Direct ‘easy release’ adhesive
labels on all key heating and ventilation equipment including (where fitted): trickle
ventilators, extract fans, mechanical ventilation with heat recovery (MVHR), heating
controls (programmers, Thermostatic Radiator Valves (TRVs)). Supplementary
guidance on the content of the direct equipment labels is in Annex B.

b. Resource use display: Provide as for Aspect Silver 5, plus the real-time resource
display indicates gas use (if gas is used for heating), displaying gas use at least at a
daily period.
Aspect Gold 6: Flexibility and adaptability
a. Home office: Provide as for Aspect Silver 6.
b. Mobility space: Provide convenient secure mobility space to accommodate an electric
wheelchair(s) and that could also be suitable for pram storage and the storage of a
bicycle(s). The size is defined as follows:
• An electric wheelchair (or pram) storage space of: 0.8 m x 1.1 m on plan, minimum
height of 1.8 m. For dwellings of 4 apartments or more; or over 150 m2; space for
two electric wheelchairs and
• A bicycle storage space of: 2 m x 0.75 m on plan, minimum height of 1.2 m. For
dwellings of 3 apartments or more; or over 150 m2; space for two bicycles: 1 m x
1.5 m.
A single infant’s pram or pushchair should generally be able to use the mobility space
as defined by either the cycle or wheelchair footprint. The space does not need to be
able to store a wheelchair at the same time as a pram or bicycle; this diagram shows
how the spaces can overlap.
For diagram, see Annex D.
The mobility space should have a socket outlet for recharging. Ideally, it should be
adjacent to the accessible entrance. It should not be located in a protected enclosure
and it should be outwith the minimum corridor width noted in Section 4, clear of any
door way, door swing, stair landing or space identified for a future stairlift installation.
The mobility space in the dwelling would be defined only by the wheelchair size(s) if
either of the areas below are present, allowing the bicycle storage provision to be
located outwith the dwelling:
• A motor vehicle garage could be adequate as long as bicycle storage is outwith a
4.8 m x 2.4 m space for parking a single motor vehicle or
• Communal bicycle storage that is secure (locked with resident only key access) and
weather protected. This should be sized on the number of apartments in total or
overall size of all dwellings served. The communal store should be at ground level
or accessible by a ramp.
If separate bicycle storage is allocated (garage or communal store), this does not need
an electrical socket outlet. The storage provision for more than one bicycle could be
split between a dwelling and a communal store.
c. General storage provision within a dwelling: Accessible storage of 1 m3 in volume
per apartment. The storage space should be capable of being closed off with a door but
does not need to be off each apartment.
General storage is in addition to a wardrobe space or built-in wardrobe, or storage that is
designated for the future provision of a shower. Both of these are identified in Section 3.
Aspect Gold 7: Well-being and security
a. Noise separation: Design performance levels for separating walls and separating
floors associated with attached dwellings should be:
• Minimum airborne sound insulation: 60 dB DnT,w

• Maximum impact sound transmission: 52 dB L'nT,w
Performance levels for noise isolation for separating walls and separating floors should
be verified by carrying out a sound test as indicated in the guidance to Section 5.
b. Noise between rooms: Design performance level for a minimum airborne sound
insulation should be 45 dB Rw.
This refers to all internal partitions in all dwellings and intermediate floors within houses
and maisonettes excluding storage cupboards and should be substantiated by
manufacturer’s laboratory test certificates.
c. Enhanced natural lighting: Provide as Aspect Silver 7 plus the average daylight factor
(average DF) for kitchens and living room/dining/study should be 1.5% and 2%
respectively, using the simplified calculation below.
The DF is a factor, expressed as a percentage, that will rise or fall depending on the
relationship of glazed area and room dimensions. Here it is simplified as an average for
a particular room. Matters pertaining to overshadowing, neighbouring buildings or
orientation are removed from this calculation.
Average DF% = (52 x M x W) / A
Where:
A = The sum of the area of all room surfaces (ceiling, floor, walls, doors, windows and
rooflights), in m2.
M = Correction factor for dirt or ease of cleaning, consisting of:
• 1.0 for vertical glazing or
• 0.8 for sloping glazing or
• 0.7 for horizontal glazing.
W = Glazed area of windows or rooflights, taking account of framing, in m2. Measure
glazed panes or measure window area including frames then multiply by:
• 0.9 for metal frames (patent glazing) or
• 0.8 for metal frames (large pane) or
• 0.7 for timber frames (large pane) or
• 0.6 for timber frames (‘Georgian’ pane).
Assume the factors for PVC framed windows are equal to timber.
d. Security: Provide as Aspect Silver 7 plus:
• provide doorsets and windows which are tested and certified by a notified body as
meeting a recognised standard for security or
• install a full intruder alarm system that complies with BS EN 50131 and PD6662
(wired system) or a Class VI alarm to BS 6799 (wire free system) that conforms to
Association of Chief Police Officers (ACPO) guidelines.
e. Outdoor space: Provide private or communal outdoor space with room for occupants
to sit outside. The outdoor space should be accessible only to occupants of designated

houses or flats and not be occupied by car or cycle parking space, waste storage area,
electricity substations or other ancillary features. It must comprise of at least one of the
following:
• a private garden, patio, roof terrace or balcony (with the front open to air, or see
Note 1 below) of an area no less than 1.5 m2/apartment (minimum 3 m2/home) with
a minimum short dimension of 1.2 m or
• a communal shared garden or courtyard that is:
 of an area no less than 1.5 m2/apartment (minimum 3 m2/home) with a
minimum short dimension of 2 m
 secure by, for example, resident only key access
 secluded and fully enclosed with buildings themselves, walls, fencing or
planting are all permitted possibilities to define the space.
Generally issues of daylight, ventilation, safety and escape should meet the guidance of
all the other mandatory standards. Access to these spaces should follow the guidance
of Section 4.
Note 1: In a studio or single bedroom flat (i.e. a flat with 2 apartments or less) then the
balcony could be a ‘Juliet’ type where the size could then be provided by a space
immediately inside of an inward opening glazed door or door(s) and has a protective
barrier externally. This space should not:
• interfere with the defined space or access of an enhanced apartment
• overlap with minimum furniture provision or associated activity spaces and
• interfere with kitchen worktops, appliances or manoeuvring spaces.
Aspect Gold 8: Material use and waste
a. Recycling of solid waste: Provide as for Aspect Silver 8.
b. Design for de-construction: By consideration of waste minimisation arising from the
built-form, one of the following should be adopted:
• Demonstrate that key principles of demountable construction detailing have been
followed. This could be demonstrated by submitted drawings containing reference
to guidance such as the Scottish Ecological Design Association’s (SEDA) document
on: 'Design and Detailing for Deconstruction'. A minimum of three of the high or
medium priority items from the example constructions in the detailed section of this
document should be demonstrated clearly or
• Provide a detailed plan for deconstruction of the building that follows a template
such as that on page 21 of the SEDA document. This option provides opportunities
to meet this level in this aspect for prefabricated, modularised or flexible internally
• partitioned constructions that use techniques that involve off-site manufacturing
where the described assembly could be reversed for disassembly or
• An option only where a site is occupied and the warrant application is for demolition
and construction. Provide a pre-demolition audit of existing buildings/structures on
site. In this option for brownfield developments only, the audit should follow an
established methodology such as the ICE Demolition Protocol, referred to by the
Waste and Resources Action Programme (WRAP) that:

 produces a Bill of Quantities of the different materials in the building to be

demolished
 identifies the tonnages of material that can be recovered and
 determines the percentage of materials recoverable.
7.1.7 Direct greenhouse gas emissions only at Platinum level

All the standards in Sections 1 - 6 that apply to the building for Bronze level, and in addition
the building should comply with the following.
Aspect Platinum 1: Direct greenhouse gas emissions
Aspect Platinum 2: Energy for space heating

[not currently defined]
Aspect Platinum 3: Energy for water heating

Aspect Platinum 4: Water use efficiency

Aspect Platinum 5: Optimising Performance

Aspect Platinum 6: Flexibility and Adaptability

Aspect Platinum 7: Well-being and Security

Aspect Platinum 8: Material use and waste


7.2 Electric Vehicle Charging

Mandatory Standard
Every building must be designed and constructed in such a way that provision
for the charging of electric vehicles is made where car parking spaces are
located within the building or the curtilage of the building.
Limitation
This standard does not apply to—
a) a non-domestic building where ten or fewer car parking spaces are
present within the building or the curtilage of the building,
b) alteration to, or extension of a building, other than major renovation
works.
7.2.0 Introduction
Whilst building regulations do not require the provision of car parking spaces, they do set
out provisions which are applicable where provision for parking is made as part of the
development of a building. This includes a proportion of accessible spaces and means of
access from parking spaces to the entrance of a building (see standard 4.1).
Scottish Government policy on sustainable transport remains that use of active travel and
public transport should be promoted first and foremost. However, it is recognised that there
will be situations where use of a private vehicle, most likely a car, will be required and car
ownership will continue.
In recognition of the intent to move away from the ownership and use of internal
combustion engine vehicles towards electric vehicles, the provision of charge point sockets
and enabling infrastructure as part of new building work will support a more sustainable
approach to development, providing facilities which simplify the transition to electric
vehicles for building residents, occupiers, visitors and other users.
It is anticipated that a large number of electric vehicle drivers will choose to charge their
vehicles at home. It is therefore now a requirement for all new homes, where external car
parking is provided, to have access to a charge point socket. It is considered that, where a
property has more than one vehicle, one charge point socket is sufficient for normal usage
of these vehicles. The installation of a proprietary electric vehicle charging point socket, not
a standard electrical outlet, will facilitate safe and efficient recharging of vehicles. The
provision of electrical infrastructure will also ‘future proof’ parking spaces in response to the
growing uptake of electric vehicles.
Installers of electric vehicle charge points should be aware of the need to notify the
electricity Distribution Network Operator of the intent to undertake such an installation to an
existing electrical supply or when applying for a new electrical supply.
Conversions: in the case of conversions, as specified in regulation 4, every conversion
which alters the number dwellings, or the number of building units, in the building, or which
changes the occupation or use of:
• a residential building to any other type of building, or

• a building so that it becomes a residential building,
shall meet the requirements of this standard (regulation 12, schedule 6).
7.2.1 Charge point provision to new dwellings (including creation of

one or more dwellings by conversion).
Single dwellings.
Where parking, other than a covered car park, is provided within the curtilage of a dwelling,
a minimum of one electric vehicle charge point socket with an output rating of not less than
7 kW should be provided adjacent to the parking space.
Installation should be cost-effective. This is explained under ‘installation cost cap’ below.
Other domestic buildings.
Where car parking is provided within the curtilage of a domestic building comprising more
than one dwelling, enabling infrastructure (see clause 7.2.6) should be provided to each
parking space within the curtilage of the development site.
An electric vehicle charge point socket with an output rating of not less than 7 kW should be
provided per dwelling, subject to the following:
• An electrical vehicle charge point need not be installed to car parking spaces located
within a covered car park, which should be excluded from the provisions below.
• The total number of parking spaces with access to a charge point socket should be the
lower of the total number of dwellings or the total number of parking spaces provided
within the curtilage of the development site.
• Where there are more parking spaces than dwellings, any accessible parking spaces
(see clause 4.1.1) not already provided with access to an electric vehicle charge point
socket with an output rating of not less than 7 kW should be provided with such a
facility to at least one in every four (or part thereof) of such parking spaces.
• Installation should be cost-effective. This is explained under ‘installation cost cap’
below.
In this respect, ‘covered car park’ is car parking located within the footprint of a building.
For example a single dwelling garage or roof-top, open-sided, enclosed or underground car
park.
Examples
• A development of 7 houses each with independent access from a roadway and off-
street parking which can accommodate one or more vehicles. Each dwelling would be
provided with access to at least one EV charging point socket adjacent to the parking
space. 7 individual sockets installed.
• A development of 25 flats in a single building with shared parking facilities which
contain 35 parking spaces, two of which are accessible parking spaces. None are
within a covered car park. In this example, 26 parking spaces would require access to a
charge point socket (one socket per dwelling plus one socket per 4 accessible parking
spaces). The remaining 9 spaces would be provided only with enabling infrastructure.

Installation cost cap.

For the purpose of this standard, it is deemed cost-effective to install electric vehicle
charging point sockets where the additional cost of providing the associated electrical
supply to the development site does not exceed an average of £2,000 (excluding VAT) per
charge point socket. Where this cost cap is exceeded, enabling infrastructure to each
parking space should be installed to the extents described above.
Where it is identified that the cost of a full installation would exceed the cost cap, the
applicant should provide at least two written quotations, including one from the Distribution
Network Operator (DNO), for the cost of electrical supply to the development site. Each
quotation should confirm:
• the overall connection costs for electrical supply to the development both without and
with electric vehicle charge point sockets, confirming the average cost per charge point
socket for a full implementation; and
• A statement from the provider confirming the maximum number of charge point sockets
which can be supported at an additional supply cost not exceeding an average of
£2,000 (excluding VAT) per charge point socket. Installation of charge point sockets
should be undertaken to the extent confirmed by this statement.
7.2.2 Provision to domestic buildings undergoing major renovation

works.
For the purpose of this standard, ‘major renovation works’ means works for the renovation
of a building where more than ten car parking spaces are present within the building or the
curtilage of the building and where—
a. more than 25% of the surface area of the building envelope undergoes renovation, and
b. the works include works to car parking spaces, or the electrical infrastructure of the
building or of the car parking spaces.
In this context, ‘building envelope’ means walls, floor, roof, windows, doors, roof windows
and roof-lights.
Note: the following provisions do not apply where the main purpose of the work to the
building envelope is to improve the fire safety of the building. Such work is considered to be
remediation rather than renovation.
Where a domestic building is subject to ‘major renovation works’, enabling infrastructure
(see clause 7.2.6) should be provided to each parking space within the curtilage of the
development site and an electric vehicle charge point socket with an output rating of not
less than 7 kW should be provided per dwelling, subject to the following:
• An electrical vehicle charge point need not be installed to car parking spaces located
within a covered car park, which should be excluded from the provisions below.
• The total number of parking spaces with access to a charge point socket should be the
lower of the total number of dwellings or the total number of parking spaces provided
within the curtilage of the development site.
• Where there are more parking spaces than dwellings, any accessible parking spaces
(see clause 4.1.1) not already provided with access to an electric vehicle charge point

socket with an output rating of not less than 7 kW should be provided with such a
facility to at least one in every four (or part thereof) of such parking spaces.
• Electric vehicle charge point sockets should be part of an installation where there is
capacity within the existing electrical supply to the building, post-renovation.
• Installation should be cost-effective. This is explained under ‘defined cost limit’ below.
In this respect, ‘covered car park’ is car parking located within the footprint of a building.
For example a single dwelling garage or roof-top, open-sided, enclosed or underground car
park.
Defined cost limit.
For the purpose of this standard, installation is deemed cost-effective where the cost of
providing the installation does not exceed 7% of the total capital cost of the major
renovation works. This defined cost limit includes the provision of enabling infrastructure,
charge point sockets and other equipment needed for the operation of installed charge
point sockets.
The cost set out should be the cost of materials and labour, excluding VAT. Calculation of
the percentage of project costs should compare the cost of the electric vehicle charge point
sockets, cable routes and other equipment to the total cost of the major renovation
including those additional works. The cost should exclude land or property costs, statutory
fees or any other development costs.
Where it is determined that electric vehicle charge point sockets can be installed without the
need to upgrade the building electrical supply, this should form part of the installation. The
developer may then determine the preferred extent of installation of enabling infrastructure
and charge point sockets without exceeding the defined cost limit.
7.2.3 Mixed Development

Where work is undertaken to form both domestic and non-domestic buildings, the
assignment of car parking within the curtilage of the site to each category of building should
be set out in the building warrant application. Provisions from the Domestic and Non-
domestic Technical Handbooks for electric vehicle charging should then be applied
accordingly.
7.2.4 Location of charge points.

Charge points should be located outwith any surfaces used as an access route and should
not present an obstruction to pedestrians, cyclists or vehicles. Location of charge points
should enable charging to take place without charging cables crossing or otherwise
obstructing pedestrian, cycle or vehicle routes, including drop kerbs between road and
pedestrian surfaces.
Charge points should be positioned in relation to parking spaces to minimise the risk of
accidental damage, for example, from vehicles projecting over kerbs. Where a protective
barrier is provided, this should not impede the use of the charge point.
Where a charge point serves more than one parking space it should be provided with one
charge point socket per parking space (with each socket able to deliver a minimum of 7 kW
simultaneously) and should enable safe and convenient use of all outlets at the same time.

Installations should meet the requirements of BS 7671 and the IET’s ‘Code of Practice:
Electric Vehicle Charging Equipment Installation’.
To enable installation, maintenance and ease of use, where charge points are not initially
installed or where minimum distances to obstructions for such purposes are not confirmed
in the installation or operational instructions supplied with the charge point being installed:
• Floor mounted charge points should be installed so that there is not less than 1500 mm
between the sides, and 500 mm between the rear, of the charge point enclosure and
any adjacent wall or similar obstruction.
• Wall mounted charge points should be installed so that there is not less than 800 mm
between the charge point enclosure and any adjacent wall or similar obstruction.
Charge points should be installed with the lower edge of the charge point enclosure
between 700 mm and 1000 mm from floor level.
Where charge points are not initially installed, a minimum assumed unit size should be
used to demonstrate adequate distance from obstructions:
• Floor mounted charge points not less than 1200 mm high, 450 mm wide and 220
mm deep
• Wall mounted charge points not less than 500 mm high, 400 mm wide and 200 mm
deep.
Additional guidance on delivering accessible charge points is provided within PAS
1899:2022 – ‘Electric vehicles – Accessible charging – Specification’.
7.2.5 Specification of electric vehicle charge points.

Electrical vehicle charge points should be designed and installed to the standards set out
under BS EN 61851 – ‘Electric vehicle conductive charging system’. Installed charge points
should:
• Have charge point sockets with a nominal rated output of not less than 7 kW. A charge
point with multiple sockets should be capable of providing this output from each socket
simultaneously;
• Be fitted with a universal socket (also known as an untethered electric vehicle charge
point);
• Be fitted with an indicator to show the equipment’s charging status that uses lights, or a
visual display; and
• Be a minimum of a Mode 3 specialised system for electric vehicle charging running
from a dedicated circuit, or equivalent, as defined in BS EN IEC 61851-1.
Installations should meet the requirements of BS 7671 and the IET’s ‘Code of Practice:
Electric Vehicle Charging Equipment Installation’.
7.2.6 Enabling infrastructure and future charge points.

Enabling infrastructure refers to the underground ductwork, or other containment routes,
provided for installation of electrical cabling to the positions of installed or future charge
points (and any intermediate control equipment) from a suitable electrical supply location.

Duct installations should be provided from a suitable electricity supply location at the
building or elsewhere within the development site to the installation position for each charge
point and future charge point location. The design of the installation should identify and
make provision for any intermediate switchgear or other control apparatus needed to
manage the distribution of the electrical supply to each charge point or future charge point
location. Installations should meet the requirements of BS 7671 and the IET’s ‘Code of
Practice: Electric Vehicle Charging Equipment Installation’.
The size, specification and bend radius of all cable ducts should be based upon the
confirmed type of cabling needed to meet the required power supply at outlets.
Underground cable duct installations should meet BS EN 61386-24 –‘Conduit systems for
cable management - Particular requirements. Conduit systems buried underground’. All
cable ducts should meet the positioning and colour-coding standards in the National Joint
Utilities Group ‘Guidelines on the Positioning and Colour Coding of Underground Utilities’
Apparatus’.
The point where a cable duct enters a building should be sealed to prevent water ingress
and attack by vermin, and to comply with all relevant Building Regulations requirements.
Where a charge point is not fitted as part of initial work, enabling infrastructure should be
provided to the extents noted in clauses 7.2 1 & 7.2.2. This should enable the installation of
charge points and any intermediate control equipment without the need for additional
builder work other than at the equipment installation points.
The termination points of cable ducts should be located to provide adequate space for
future installation and ongoing maintenance of a charge point, as noted in clause 7.2.4.
Termination points for future connections should be weather sealed but clearly identified
and accessible. Location of future charge points should be identified by durable,
weatherproof signage, with text not less than 25 mm high noting “Dedicated position for
electric vehicle charge point”.
7.2.7 Information on the installation and operation of charge points

Written information on the installation of a charge point should be provided as part of the
‘quick start’ documentation for each dwelling produced under standard 6.8.
Where installed to serve a single dwelling or connected to the electrical supply of a single
dwelling, this should include information on the charge point, the socket itself, the
connection of the charge point back to the building electrical supply and means of isolation
and a summary of how to use the facility. A copy of the commissioning information for the
charge point(s) and any associated control equipment and manufacturer’s literature on
installed products should also be provided.
Where otherwise installed within a communal car park, information on the location of all
installed ductwork and equipment should be provided, also identifying all enabling
infrastructure which will support the addition of charge points in the future.
A copy of the commissioning information for the charge point(s) and any associated control
equipment and manufacturer’s literature on installed products should also be provided.

Annex 7.A Sample sustainability label

7.A.0 Introduction
Below is a sample sustainability label. In this example the dwelling has achieved the bronze
active level of sustainability and in addition has achieved the silver level in the aspects of
energy for water heating, optimising performance and material use and waste.
7.A.1 Sample sustainability label

For an example of the sustainability label, see Annex E.

Annex 7.B Supplementary guidance in the aspect

of optimising performance
7.B.0 Introduction
The quick start guide (QSG) should be produced in 2-stages:
• at building warrant application submit as much information as possible including the
plan, an outline of the construction and building fabric, specified systems or equipment
and any other environmental features and
• re-submit at completion after review and updating of specified items as necessary.
A good practice example of the QSG is on the Scottish Government website at How your
low carbon home works - gov.scot (www.gov.scot).
7.B.1 Scope
The QSG should be specific to each individual dwelling. Where there are a number of
houses or flats of the same type, it is likely that the information could be repeated for each
type, taking care to ensure correct orientation of plans and correct positions of installed
items on the plan.
The purpose is not to explain details of how or why a home is designed to work
environmentally, but rather what occupiers need to know to make a home work efficiently. It
should describe the overall performance of the dwelling as a system itself. The focus should
be on maintaining internal comfort in an efficient manner. Do not include unnecessary detail
on the operation of the individual elements or systems of technology.
7.B.2 Format
The QSG should be as compact and graphic as possible to aid rapid comprehension,
making it more likely to be kept available, used for future reference and be capable of being
passed on to future owners or residents.
A variety of formats could be used to convey the information but it should be a free-
standing document, separate from other documentation (but including directions to further
information). It may be designed to meet a similar graphic standard of other material which
is provided at completion. The recommended formats are:
• an A4 guide of maximum 6 pages, preferably 4 or less or
• a booklet with page sizes smaller than A4, possibly with double page spreads such as
the booklet in the first good practice example.
Better design and construction of control mechanisms should make systems more intuitive
and reduce the need for guidance, therefore please be very concise if appropriate.
7.B.3 Graphics, images and text

The QSG should include plans, locating key items of equipment and information only on the
systems installed. The format should revolve around simple illustrations following the
principle – ‘show don’t tell’. An illustration can be a hand-drawn sketch, a computer image

or a photograph. These can be mixed because consistency in style is less important than
content. Illustrations do not need to be to scale, but should show relationships and explain
things quickly and easily. These guidelines should be followed:
• Use illustration where possible to focus the occupant on the equipment that users
normally come into contact with. For example, the programmer in the heating section
should show where it is placed in relation to the boiler.
• Link key components (such as heating controls) to a location plan to help the resident to
make connections between controls and systems quickly
• Images should be labelled.
• Avoid non-essential images (e.g. lifestyle image) which can reduce the authority of the
document.
• Use graphic formats that preserve the sharpness of lines, such as PDF.
• Illustrations should be associated with a legible caption of standard size and colour.
• Many people have difficulty understanding plans, so use other images, for example a
simple 3D diagram alongside plans to aid comprehension.
• Use colour where possible as an easy way to differentiate categories visually. However
readers may be colour blind, so use icons, illustrations and high contrast type.
• Text size should aim to be at least 11pt but can be of smaller sizes in annotations,
labels or text boxes if a typeface designed for text reading at small sizes is used. Make
headings as large as possible.
• Use clear, colour, photographs (well lit, avoid use of flash if possible) or line illustrations
of actual installed equipment.
• Use engineer’s or manufacturer’s drawings as reference in order to comprehend the
system but edit these to remove unnecessary items. Do not attempt to replace the
manufacturer's manuals, but do refer to them for further information. The main elements
or products should be identified with their full names/reference model numbers and links
to more information such as manuals or manufacturers websites.
• Use plain English avoiding detailed technical descriptions.
• Use bullet points where possible.
• Avoid jargon and acronyms. If an acronym is necessary define it on first use. In the
good practice example MVHR (Mechanical Ventilation Heat Recovery system) is used
because the acronym is more likely to lead to success in internet searches for more
information.
7.B.4 DOs and DON'Ts

Provide a brief list of up to 5 essential DOs and DON'Ts for occupant interaction with each
system (heating, ventilation etc). This should be specific to the heating system installed and
ideally, in a colour coded text box, in a consistent position on the page. General guidance is
available on the Energy Saving Trust website: http:// www.energysavingtrust.org.uk/.

7.B.5 Sections
Aim to fit a section relating to each of the following categories on the equivalent of a single
A4 sheet, or less where possible.
a. Overview
Give a brief description of the basic features of the house, including insulation, building
fabric, heating, ventilation, hot water use and any major equipment that make a
difference to how the house operates. Avoid large paragraphs. Keep to between 100 to
150 words.
The overview page should include the following sentence: This guide is produced to
meet the aspect of 'Optimising Performance' within Section 7: Sustainability of the
Building Standards Technical Handbooks.
Locate key parts of the equipment, annotated on a legible plan or other illustration.
Plans should be simple and clear, generally ‘planning application’ standard with walls
blacked in, dimensions and unnecessary annotation removed in the CAD program.
Showing fittings such as bathrooms and kitchens on layouts can assist. Limitations on
alterations due to the construction (e.g. avoid holes in external walls that penetrate the
vapour barrier) can be mentioned here. Use 3D plan perspectives, axonometric
diagrams, or cutaway models to aid understanding. Items to be shown include:
• Key elements of the construction and materials - roof, walls, windows and doors
• Elements of heating, hot water and ventilation equipment
• Heat element devices
• Control locations
• Meters
• Water stop-cock
If the dwelling has achieved a silver, gold or platinum level, it is permissible to use the
associated 'badge' on the overview page of the front cover.
b. Heating
Describe how the home can be heated including aspects of the building fabric and
ventilation that are relevant to how the system works. Cover the main principles of use
in both warm and cold weather. Simple diagrams illustrating how the building is heated
in both winter and summer are useful. Avoid engineering heating system schematics as
many people find these hard to understand.
Describe in around 50-100 words the main heating source in the home, including the
principles of operation and fuel source if relevant. Supplementary heating sources
should be mentioned, where included. Provide a brief description of how heat reaches
rooms e.g. radiators, underfloor heating, air grilles, with illustrations provided as
required.
Briefly describe how heating is controlled. Illustrations and locations are required for all
the main controls. Identify the reaction to heating controls (for example there may be a
time lag before a heating system operates at optimum capacity) and outline the normal
range if this is not obvious.

c. Ventilation
Describe in around 50-100 words how the home is ventilated and the main principles
for its use, in both warm and cold weather. Simple diagrams illustrating how the building
is ventilated in winter and summer are useful.
Briefly describe how the ventilation is controlled with illustrations and locations required
for all the main controls. This should include both natural and mechanical systems.
Identify the elements that users have the most interaction with, so in natural ventilation,
it may be trickle vents and opening of windows together with a reference to cross
ventilation. For mechanical ventilation it may be the boost switch and location of filters.
d. Hot Water
Provide up to 50-100 words on how water is heated in the homes, including primary
and secondary systems (for example a boiler working with solar hot water panels).
Consider a simple diagram illustrating how the system works if it has a number of
components or options.
Briefly describe how hot water generation is controlled. Illustrate the controls, identify the
reaction to hot water controls (for example there may be a time lag before a hot water
system operates at optimum capacity) and outline the normal range if this is not obvious.
e. Other Energy Saving Features (if installed)
Cover any other energy saving feature installed as part of the fabric of the home or
included in the SAP calculation. Include instructions for items not covered elsewhere.
Each item should have a brief (around 50 words) description of other energy saving
features. Identify for each item:
• Name or description
• Location
• How to control it and where the controls are located
• Manufacturer and model number
• Location of further information such as a manual or specific website address
f. How to maintain systems
A ‘how to keep your home running efficiently’ section should provide an easy to
understand list of maintenance required for systems outlined in the guide. It must only
include items that residents should be undertaking without tools or specialist
knowledge. In particular consider including the following information:
• List of equipment names/serial numbers
• Links to further detailed information
• Manufacturers websites
• Recommended servicing organisations
7.B.6 Labels (applicable to Gold level only)

Provide labels fixed to all components of heating, ventilation and hot water, including
controls. Use a consistent naming convention and colour coding. These labels should be
colour coded to match the booklet colour scheme and text size about 11pt. Avoid small font
sizes. The labels should indicate ‘standard’ setting for items or equipment.
Annex 7.C Desk Space

Annex 7.D Mobility Space

Annex 7.E Sustainability Label

Appendices
Appendix A Defined Terms
Definitions and explanation of terms used in this document
Appendix B list of standards and other publications

The Construction Products Regulation
Table Appendix B.1 - British Standards
Table Appendix B.2 - Codes of Practice (British Standards)
Table Appendix B.3 - European Standards
Table Appendix B.4 - Drafts for Development (European Standards)
Table Appendix B.5 - Legislation - Statutory Instruments
Table Appendix B.6 - Other Publications - Section 0 (General)
Table Appendix B.7 - Other Publications - Section 1 (Structure)
Table Appendix B.8 - Other Publications - Section 2 (Fire)
Table Appendix B.9 - Other Publications - Section 3 (Environment)
Table Appendix B.10 - Other Publications - Section 4 (Safety)
Table Appendix B.11 - Other Publications - Section 5 (Noise)
Table Appendix B.12 - Other Publications - Section 6 (Energy)
Table Appendix B.13 - Other Publications - Section 7 (Sustainability)

Appendix A Defined Terms

Definitions and explanation of terms used in this
document.
The following is a list of terms used in the Technical Handbooks that have a specific
meaning. The defined terms which are used in the Building (Scotland) Act 2003 and the
building regulations are presented in inverted commas
Access deck means a structure having a surface in the open air suitable for ingress and
egress of persons to a building.
Access point means a physical point, located inside or outside the building, accessible to
undertakings providing or authorised to provide public communications networks, where
connection to the high-speed ready in-building physical infrastructure is made available.
"the Act" means the Building (Scotland) Act 2003.
Agriculture the same meaning as in the Agriculture (Scotland) Act 1948 and “agricultural”
shall be construed accordingly.
Alternative exit means an exit from a dwelling which is through a door other than its main
entrance door and is available for use at all times.
Apartment means a room in a dwelling not used solely as a kitchen, store or utility room.
Appliance compartment means a space constructed or adapted specifically for the
housing of a combustion appliance.
Assembly building means any place of assembly, other than an entertainment building,
including swimming pool buildings, churches and other places of worship, crematoria,
dancing schools, educational establishments, gymnasia, law courts, libraries open to the
public, day centres, clinics, health centres and surgeries, passenger stations and termini
for air, rail road, or sea travel, public toilets, riding schools, ice rinks, sports pavilions,
sports stadia, zoos and menageries, museums and art galleries.
Average flush means the calculated average volume of water discharge by a dual flush
cistern based on a ratio of 3 reduced flushes to 1 full flush.
Basement storey means a storey which is below the level of the ground storey.
Boundary means a boundary between land on which the building is situated and land in
different occupation, so however that:
in relation to any road , whether public or private, public access way or public right of way,
river, stream, canal, loch, pond, common land or a public open space it should be taken to
mean the centre line thereof; and
the sea and its foreshore should not be regarded as land in different occupation.
Building means any structure or erection, whether temporary or permanent, other than a
structure or erection consisting of, or ancillary to:
a. any public road (including any bridge on which the road is carried),
b. any private road,
c. any sewer or water main which is, or is to be, vested in Scottish Water,

d. any aerodrome runway,

e. any railway line,
f. any large raised reservoir within the meaning of the Reservoirs Act 1975 (c23),
g. any wires and cables, their supports above ground and other apparatus used for
telephonic or telegraphic communication.
Any references to a building include references to a prospective building. Any references
to a building, structure or erection include references to a part of the building, structure or
erection. In relation to the extension, alteration or conversion of a building, references to a
building are to so much of the building as is comprised in the extension or the subject of
the alteration or conversion.
“building envelope” in relation to a building, means the walls, floor, roof, windows, doors,
roof windows and roof-lights.
Building site means any area of land on which work is, or is to be, carried out.
Building unit in Standard 4.14 and standard 7.2, means a part of a building which is
designed or altered to be used separately.
Carport means a roofed building for vehicle storage which is open on at least two sides
except for roof supports.
Cavity barrier means any construction provided to seal a cavity against the penetration of
fire and smoke, or to restrict its movement within the cavity.
Chimney means a structure enclosing 1 or more flues, but not a flue pipe, and including
any openings for the accommodation of a combustion appliance, but does not include a
chimney terminal.
Chimney-stack means that part of a chimney which rises above the roof of the building of
which it forms part and includes any cope but not a chimney-can.
Compartment means a part of a building (which may contain one or more rooms, spaces
or storey and includes, where relevant, the space above the top storey of the
compartment) constructed so as to prevent the spread of fire to or from another part of the
same building; and compartmented and compartmentation should be construed
accordingly.
Compartment floor means a floor with the fire resistance required to ensure
compartmentation.
Compartment wall means a wall with the fire resistance required to ensure
compartmentation.
Conservatory means a building attached to a dwelling with a door and any other building
elements dividing it thermally from that dwelling and having translucent glazing (including
frames) forming not less than either:
a. 75% of its roof area and 50% of its external wall area; or
b. 95% of its roof area and 35% of its external wall area.
Note – the definition of ‘conservatory’ was amended on 1 May 2007.
Construct includes alter, erect and extend, and “construction” and related expressions are
to be construed accordingly.

Construction Products Regulation means the instruction of the European Commission

to Member States, numbered 305/2011, to regulate so as to remove technical barriers to
trade in construction products within the European Economic Area.
Convert in relation to a building , means to make such change in the occupation or use of
the building as specified in schedule 2 to regulation 4, and “conversion” and related
expressions are to be construed accordingly.
Covered area means a roofed building which is open on at least two sides except for roof
supports.
Curtilage means land area within the same occupation.
Decorative fuel-effect gas appliance means an open-flued appliance designed to
simulate a solid fuel open fire primarily for decorative purposes and intended to be
installed so that the products of combustion pass unrestricted from the fire-bed to the flue.
Different occupation in relation to two adjoining buildings or parts of one building, means
occupation of those buildings by different persons.
Direct emission heating system, in relation to a building, means a fixed combustion
appliance installation (other than a fixed combustion appliance installation which is a
source of production from which thermal energy is distributed by a heat network) the
purpose of which is to produce thermal energy by which space within the building is
heated or cooled, or by which hot water is made available in the building, and which:(a)
Domestic building means a dwelling or dwellings and any common areas associated with
the dwelling.
Duct means the structure, trunking, or casing, with any apertures, enclosing a passage,
other than a flue, used solely for conveying air, gases, or refuse.
Dwelling means a unit of residential accommodation occupied (whether or not as a sole or
main residence):
a. by an individual or by individuals living together as a family; or
b. by not more than six individuals living together as a single household (including a
household where care is provided for residents)
and includes any surgeries, consulting rooms, offices or other accommodation, of a floor
area not exceeding in the aggregate 50 square metres, forming part of a dwelling and
used by an occupant of the dwelling in a professional or business capacity.
Element of structure means a part of a building which is part of the structural frame
(beams and columns), loadbearing (other than a part which is only self-loadbearing), a
floor, or supports a floor.
Emergency door means a door which may be a fire door and which is intended to be
used only during an emergency.
Emergency heating means, in respect of standard 6.11, a fixed combustion appliance
installation which is installed to be used only in the event of the failure of the heating or hot

water service system which is designed and installed for use during normal operation of
the building.
Entertainment building means a place of entertainment or recreation other than sports
stadia, including bingo halls, broadcasting, recording and film studios open to the public,
casinos, dance halls, entertainment, conference, exhibition and leisure centres (except
where consisting predominately of a swimming pool), funfairs and amusement arcades,
licensed betting offices, clubs, public houses, restaurants, cafes, snack bars, theatres,
cinemas and concert halls.
Escape route means a route by which a person may reach a place of safety, and in
relation to:
a. a storey, a space or an access deck, means a route from an exit from that storey,
space or access deck
b. a room, means a route from an exit of that rooms
c. an inner room, other than an inner room in a dwelling, means a route from an exit of
the room which provides access to the inner room
d. a flat or maisonette, means a route from the main entrance door of that flat or
maisonette
e. a gallery, catwalk or openwork floor, means a route from any doorway of, or from
the head of any unenclosed escape stair from, that gallery, catwalk or openwork
floor
f. a place of special fire risk, means a route from an exit of that room or from an exit of
the protected lobby serving that room, or from an exit of the room or lobby
separating the place of special fire risk from any other accommodation, as the case
may be.
Escape stair means a stair or ramp forming part of an escape route.
Exit means a point of egress from a room, storey, protected zone, space, gallery, catwalk
or openwork floor which forms part of, or gives access to, an escape route or place of
safety.
External wall includes a part of a roof pitched at an angle of 70º or more to the horizontal.
Factory (Class 1) is any factory involved in manufacturing, processing, repairing,
cleaning, washing, breaking up or otherwise treating any substance comprising or used in
association with: adhesives, asphalt and bituminous products, chemical and allied
industries, cleaners and solvents, clothing and footwear (excluding laundering), coal and
petroleum products, cork products, dry cleaning, dye-stuffs and pigments, fertilisers, grains
and cereals, inks, insulated wires and cables, leather, sheepskin and fur, linoleum,
magnetic tape, oils and greases, paints, paper, printing and publishing (excluding paper
manufacturing), pharmaceutical products, photographic materials and products, plastics,
polishes, rubber and synthetic rubber, soaps and detergents, spirit distilling, surgical
bandages and plasters, synthetic resins, textiles, timber, joinery, furniture, brushes and
brooms, toilet preparations, upholstery, weedkillers and pesticides.
Factory (Class 2) is any factory other than a factory (Class 1), including buildings used for
generating or supplying power or slaughtering livestock.

Fire door means a door which, together with its frame and furniture as installed in a
building, is intended, when closed, to resist the passage of fire and, where prescribed,
smoke and is capable of meeting specified performance criteria in section 2.
Fire-stop means a seal provided to close an imperfection of fit or design tolerance
between elements, components or construction so as to restrict the passage of fire and
smoke through that imperfection. Fire-stopping and fire-stopped should be construed
accordingly.
Flat means a dwelling on one storey, forming part of a building from some other part of
which it is divided horizontally, and includes a dwelling of which the main entrance door
and associated hall are on a different storey from the remainder of the dwelling.
Flat roof means a roof the slope of which does not exceed 10º from the horizontal.
Flight means part of a stair or ramp uninterrupted by a landing.
Flue means passage for conveying the products of combustion to the outside atmosphere.
Flue-block means factory-made chimney components with 1 or more flues.
Flue-pipe (correctly termed ‘connecting flue-pipe’) means a pipe that connects a
combustion appliance to a flue in a chimney.
Foundation means that part of the structure in direct contact with, and transmitting loads
to, the ground.
Gallery means a raised floor or platform, including a raised storage floor, which is open to
the room or space into which it projects and which:
a. has every part of its upper surface not less than 1.8 metres above the surface of the
main floor of the said room or space and
b. occupies (or, in the case of there being more than one gallery, together occupy), not
more than one-half of the floor area of the said room or space.
Glazing means any permanently secured sheet of glass or plastics, and glazed should be
construed accordingly.
Greenhouse except in the expression agricultural greenhouse, means a building ancillary
to a dwelling used mainly for growing plants which is either:
a. detached from the dwelling or
b. attached to, but not entered from, the dwelling.
Greywater means wastewater not containing faecal matter or urine.
Ground storey means the storey of a building in which there is situated an entrance to the
building from the level of the adjoining ground or, if there is more than one such storey, the
lower or lowest of these.
Highly combustible metal composite material means any panel or sheet, having a
thickness of no more than 10mm, which consists of a number of layers, two or more of
which are made of metal, alloy, or metal compound and one or more substantial layer of
which is made of material having a gross calorific value of more than 35 MJ/kg when
tested in accordance with BS EN ISO 1716:2018 entitled “Reaction to fire tests for
products – Determination of the gross heat of combustion (calorific value)” published by
the British Standards Institution.

High rise domestic buildings means a domestic building with any storey at a height of
more than 18 metres above the ground.
High-speed electronic communications network means an electronic communications
network which is capable of delivering broadband access services at speeds of at least 30
Mbps.
High-speed ready in-building physical infrastructure means in-building physical
infrastructure intended to host elements, or enable delivery, of high-speed electronic
communications networks.
Hospital means a healthcare premises with bed – patient facilities.
Hospital street means a protected zone in a hospital provided to assist in facilitating
circulation and horizontal evacuation, and to provide a fire-fighting bridgehead.
House means a dwelling on one or more storeys, either detached or forming part of a
building from all other parts of which it is divided only vertically.
Imposed load means the load assumed to be produced by the intended occupancy or
use, including the weight of moveable partitions; distributed, concentrated, impact, inertia
and snow loads, but excluding wind loads.
In-building physical infrastructure means physical infrastructure or installations at the
end-user's location, including elements under joint ownership, intended to host wired or
wireless access networks, where such access networks are capable of delivering
electronic communications services and connecting the building access point with the
network termination point.
Inner room means a room, other than a kitchen in a dwelling, which does not have a
direct access to an exit, or direct access to an enclosed circulation area having an exit.
Insulation envelope means the building elements which encapsulate the building or parts
of the building which use fuel or power for heating or cooling the internal environment and
will comprise all or some of the following:
a. elements exposed directly to the outside air
b. elements directly in contact with the ground
c. floors directly in contact with a solum space
d. elements that are buffered by an enclosed area
e. separating elements where the thermal transmittance should be ignored.
Note – the definition of ‘insulation envelope’ was amended on 1 May 2007.
Kitchen means any room or part of a room used primarily for the preparation or cooking of
food.
Land in different occupation in relation to a building, means land occupied, or to be
occupied, by a person other than the occupier of the land on which the building is, or is to
be, situated.
Limited life building means a building intended to have a life of the period specified in
regulation 6.
Maisonette means a dwelling on more than one storey, forming part of a building from
some other part of which it is divided horizontally.

Major renovation works, in respect of standard 4.14, means works at the end user's
location encompassing structural modifications of the entire in-building physical
infrastructure, or of a significant part of it.
“Major renovation works” means, in respect of standard 7.2, works for the renovation of
a building where ten or more car parking spaces are present within the building or the
curtilage of the building and where:
a. more than 25% of the surface area of the building envelope undergoes renovation,
and
b. the works include works to:
i. car parking spaces, or
ii. the electrical infrastructure of the building or of the car parking spaces.”
Net input rating of an appliance means the total energy input rate determined when the
water produced by the combustion of the fuel is assumed to remain as a vapour.
Network termination point means a physical point located inside or outside the building
at which an occupier is provided with access to high-speed electronic communications
networks.
Non-combustible means that a material does not ignite or burn when subjected to fire or
heat.
Notified body means a body (organisation), whose name is notified by individual
countries or Member States, to the European Commission, that are designated to carry out
conformity assessment (on harmonised technical specifications) according to a directive
or regulation. The notification of a Notified Body and their withdrawal is the responsibility of
the notifying Member State.
Occupier in relation to a dwelling, means a person inhabiting the dwelling.
Office means a building or premises used for office, administrative or clerical purposes
(including writing, book-keeping, sorting papers, filing, typing, duplicating, machine
calculating, police and fire service work, drawing and editorial preparation of work for
publication), financial transactions (including banking and building society work) and
communications (including postal, telegraph and radio, television, film, audio or video
recording or performance (not open to the public), communication or control).
Open-flued appliance means one that draws its air for combustion from the room or
internal space within which it is installed and uses a flue system to discharge its products
of combustion to the outside air.
Open sided car park means open sided car parks and parking garages, designed to
admit or accommodate only passenger or light goods vehicles not exceeding 2500
kilograms gross mass. For the purposes of this description “open-sided” means naturally
ventilated to provide an adequate supply of air in accordance with section 3.
Permanent ventilator means a ventilator which provides continuous ventilation.
Place of safety means either:
a. an unenclosed space in the open air at ground level or

b. an enclosed space in the open air at ground level leading to an unenclosed space,
via an access not narrower than the total width of the exits leading from the building
to that enclosed space.
Place of special fire risk means any place within, or attached to, or on the roof of, a
building in which there are installed one or more:
a. solid fuel appliances, with a total installed output rating more than 50 kW, other than
kitchen appliances or
b. oil or gas fired appliances, with a total installed net input rating more than 70 kW,
other than kitchen appliances and forced air convection or radiant heaters in
buildings which are neither residential nor domestic or
c. fixed internal combustion engines, including gas turbine engines, with a total output
rating more than 45 kW or
d. oil-immersed electricity transformers or switch gear apparatus with an oil capacity
more than 250 litres and operating at a supply voltage more than 1000 volts or
e. fuel oil storage tanks having a capacity of more than 90 litres or
f. paint spray booths or rooms where cellulose or other flammable liquid spray is
used.
Porch means a building attached to and providing a covered entrance to a dwelling.
Pre-2024 building means a building:
a. originally constructed before 1 April 2024, or
b. constructed after that date in accordance with a building warrant granted (whether
before or after that date) in respect of an application for a building warrant made
before that date.
Private road means a road not maintainable by the Scottish Ministers or a local roads
authority (whether or not comprising a public right of way).
Private stair or ramp means a stair or ramp wholly within a dwelling.
Protected door means a fire door giving access to:
a. a protected zone, including a protected lobby or
b. a fire-fighting shaft or
c. another compartment or
d. a place of safety or
e. an unenclosed external escape stair or
f. an open access balcony or
g. an escape route across a flat roof or access deck.
Protected enclosure in a dwelling means a circulation area constructed to resist fire in
adjoining accommodation. It includes a hall, landing or private stair or ramp but not a
room.
Protected lobby means a lobby within a protected zone but separated from the remainder
of the protected zone so as to resist the movement of smoke from the adjoining
accommodation to the remainder of the protected zone.

Protected zone means that part of an escape route which is within a building, but not
within a room, and to which access is only by way of a protected door and from which
there is an exit directly to a place of safety.
Public open space includes land used as a public park or for public recreation or as a
burial ground.
Public road means a road maintainable by the Scottish Ministers or a local roads
authority.
Reasonably practicable in relation to the carrying out of any work, means reasonably
practicable having regard to all the circumstances including the expense involved in
carrying out the work.
Relevant building means a building having a storey, or creating a storey (not including
roof-top plant areas or any storey consisting exclusively of plant rooms) at a height of 11
metres or more above the ground and which contains a:
a. dwelling;
b. building used as a place of assembly, or as a place of entertainment or recreation;
c. hospital;
d. residential care building or sheltered housing complex; or
e. shared multi-occupancy residential building.
Residential building means a building, other than a domestic building, having sleeping
accommodation.
Residential care building means a building used, or to be used, for the provision of:
a. a care home service or
b. a school care accommodation service
and for these purposes the expressions mentioned in sub-paragraphs a) and b) above
have the same meaning as in the Regulation of Care (Scotland) Act 2001.
Road has the same meaning as in the Roads (Scotland) Act 1984 (c54) except that it also
includes any drain or ditch at the side of a road.
Roof space means any space in a building between a part of the roof and the ceiling
below.
Room means any enclosed part of a storey intended for human occupation or, where no
part of any such storey is so enclosed, the whole of that storey, but excepting in either
case any part used solely as a bathroom, shower room, washroom, toilet, stair or
circulation area.
Room-sealed appliance means a combustion appliance which, when in operation, has its
combustion chamber, air inlet and its flue outlet ways isolated from the room or space in
which it is installed.
Sanitary accommodation includes bathrooms, shower rooms, washrooms and toilets.
Sanitary facility includes washbasin, sink, bath, shower, urinal, or watercloset, and in
dwellings only, includes a waterless closet.
Self-closing fire door means a fire door, fitted to close automatically from any angle of
swing.
Separating floor and separating wall mean respectively a floor or wall constructed to
prevent the spread of fire between buildings or parts of a building in accordance with
section 2.
Service opening means any opening to accommodate a duct, pipe, conduit or cable
(including fibre optics or similar tubing).
Shared multi-occupancy residential building means a residential building occupied as
a sole or main residence by more than six individuals where those occupying the building,
or part of the building, share the use of sanitary facilities or facilities for the preparation of
cooked food with other persons occupying the building, or part building.
Shared residential accommodation means a unit of residential accommodation, other
than a dwelling, having an occupancy capacity not exceeding 10, entered from the open
air at ground level and having no storey at a height exceeding 7.5 m.
Sheltered housing complex means:
a. two or more dwellings in the same building or
b. two or more dwellings on adjacent sites
where those dwellings are, in each case, designed and constructed for the purpose of
providing residential accommodation for people who receive, or who are to receive, a
support service; and, for these purposes, “support service” has the same meaning as in
the Regulation of Care (Scotland) Act 2001.
Shop means a building or premises used for retail or wholesale trade or business,
including sales by auction, self-selection and over the counter wholesale trading,
hairdressing and beauty or body care and premises to which members of the public are
invited to resort for the purposes of delivering or uplifting goods in connection with
cleaning, repair, hire or other treatment or (except in the case of the repair of motor
vehicles) of themselves carrying out such cleaning, repair or other treatment.
Site in relation to a building, means the area of ground covered or to be covered by the
building, including its foundations.
Smoke alarm means a device powered by mains electricity, with a secondary power
source, containing within one housing all the components necessary for detecting fire and
thereupon giving an audible alarm.
Social housing dwelling means a dwelling occupied by virtue of a Scottish secure
tenancy within the meaning of section 11 of the housing (Scotland) Act 2001.
Specified attachment means:
a. a balcony;
b. solar shading; or
c. a solar panel
attached to an external wall.
Stand-alone building means a building, other than a dwelling, but includes an ancillary
building or a part of a building, that is either:
a. detached or

b. thermally divided from the remainder of the main building and incorporates shut-
down control of any heating or cooling system which is linked to any main system,
and includes a conservatory.
Note – the definition of 'stand-alone building' was added on 1 May 2007.
"Statement of sustainability" means a statement issued for the purposes of compliance
with regulation 9 and section 7.1(c) of Schedule 5.
Storage building (Class 1) is any storage building containing hazardous goods or
materials, and any storage of vehicles containing hazardous goods or materials, including:
any compressed, liquefied or dissolved gas, any substance which becomes dangerous by
interaction with either air or water, any liquid substance with a flash point below 65º
Celsius including whisky or other spirituous liquor, any corrosive substance, any substance
capable of emitting poisonous fumes, any oxidising agent, any substance liable to
spontaneous combustion, any substance that changes or decomposes readily giving out
heat when doing so, any combustible solid substance with a flash point less than 120º
Celsius, any substance likely to spread fire by flowing from one part of a building to
another.
Storage building (Class 2) is any storage building other than a storage building (Class 1),
including car parks, parking garages designed to admit or accommodate only passenger
or other light goods vehicles not more than 2500 kilograms gross mass, other than open
sided car parks.
Storey means that part of a building which is situated between the top of any floor being
the lowest floor level within the storey and the top of the floor next above it being the
highest floor level within the storey or, if there is no floor above it, between the top of the
floor and the ceiling above it or, if there is no ceiling above it, the internal surface of the
roof; and for this purpose a gallery or catwalk, or an openwork floor or storage racking,
shall be considered to be part of the storey in which it is situated.
Sub-compartment means a part of a building (which may contain one or more rooms, and
includes, where relevant, the space above the top storey of the sub-compartment)
constructed so as to aid horizontal evacuation.
Sub-compartment wall means a wall with the fire resistance required to create a sub-
compartment.
Substantial layer in relation to highly combustible metal composite material, means a
layer which is at least 1 mm thick or has a mass per unit area of at least 1 kg per m².
Surface water means the run-off of rainwater from roofs and any paved ground surface
within the curtilage of a building.
System chimney (factory-made chimney) means a chimney that is installed using a
combination of compatible chimney components, obtained or specified from one
manufacturing source with product responsibility for the whole chimney.
Toilet means an enclosed part of a storey which contains a watercloset, a waterless closet
or a urinal, which are properly installed for use.
Traditional building means a building or part of a building of a type constructed before or
around 1919:
a. using construction techniques that were commonly in use before 1919 and

b. with permeable components, in a way that promotes the dissipation of moisture

from the building fabric.
Trickle ventilator means a closeable small ventilator which can provide minimum
ventilation.
Unprotected zone means that part of an escape route, which is separated by walls,
glazed screens or any other permanent form of demarcation from any space intended for
human occupation, including a protected zone.
Upper storey means any storey which is above the level of the ground storey.
U-value (or thermal transmittance co-efficient) is a measure of how much heat will pass
through one square metre of a structure when the temperatures on either side of the
structure differ by 1 degree Celsius (expressed in W/m2K).
Ventilator means a window, rooflight, grille or similar building component (and in the case
of a dwelling includes a door) capable of being opened to provide ventilation.
Wastewater means water that is contaminated by use and normally discharged from a
watercloset, shower, bath, bidet, washbasin, sink, washing machine, floor gully and similar
facility and also includes rainwater when discharging in a wastewater drainage system.
Wind load means the load due to the effects of wind pressure or suction.
Work in relation to a building includes work carried out in relation to the enclosure and
preparation of the site of the building.

Appendix B list of standards and other

publications
The Construction Products Regulation
The Construction Products Regulation (CPR), in force in the UK on 1 July 2013 permits
the use of a wide range of standards and specifications recognised throughout the
European Economic Area (EEA) (see Note 1).
Standards of safety, suitability and fitness measured against factors common throughout
Europe are intended to avoid unnecessary barriers to trade. The European Standards
body (CEN), see clause 0.8.2 produce harmonised European Standards (EN) to replace
the variety of standards used throughout Member States (see Note 2). These ENs have
been or will be published in the UK by the British Standards Institution (BSI) as a BS EN.
Once a BS EN is published, the old BS will co-exist for a transitional period (usually one
year) with the corresponding BS. Until the BS EN comes into force both BS and BS EN
may be referenced. At the end of the transitional period the BS is withdrawn and the BS
EN must be adopted.
The complex processes involved in the production of European Standards can create
lengthy development times. European Standards in draft form are termed prEN and are
released into the public domain when they are issued for consultation. It has been found
necessary, occasionally, to reference prEN in the Technical Handbooks where no other
suitable document yet exists.
Any reference in the Technical Handbooks to a British Standard (BS), British Standard
Code of Practice (CP), European Standard (BS EN or prEN) or International Standard (BS
EN ISO) is to a standard published by BSI. Where a revision or a newer standard has
since been produced, this newer version may be used as an alternative, unless otherwise
stated in the handbooks. Any reference in the handbooks to a particular requirement or
recommendation of such a standard should be taken, unless the context otherwise
requires, as including reference to any relevant commentary and defined terminology
contained in that standard. Attention is also drawn to the status accorded to standards and
specifications recognised elsewhere in the EEA which provide an equivalent standard –
see the guidance to Regulation 8, Materials, durability and workmanship. Compliance with
the standards contained in publications in this category represent compliance with the
appropriate standards referred to elsewhere in the handbooks and is acceptable until a
relevant harmonised standard is introduced.
Harmonised test methods have been agreed collectively by Member States and CEN on
the basis of the implications of health and safety of the product and on the particular
nature and production process for the product itself. Certification, inspection and testing of
construction products is carried out by notified bodies who have been appointed for the
purpose by a Member State and whose name has been notified to the European
Commission. The British Board of Agrément (BBA) is a notified body for certain products.
Any reference in the handbooks to a certificate issued by a notified body or to a BBA
Certificate should be construed as reference to the current certificate.
Any reference in the handbooks to a publication should be construed as a reference to that
publication as detailed in Column 1 of the list of publications given in this Appendix,
subject to such amendments, supplements or addenda as are detailed in the list.
Where a publication referred to in the handbooks itself refers to another publication, the
reference to such other publication should be considered to be a reference to the latest
edition including any amendments, supplements or addenda.
Where the standards listed in this Appendix have been amended or replaced since the
publication of the handbooks, it is no longer necessary to await the publication of updated
guidance. The verifier can accept a design to the new standard if it considers the relevant
expanded functional standard is met.
Note 1. The European Economic Area Agreement is given affect in the UK by the
European Economic Area Act 1993 and entered into force on 1 January 1994.
Note 2. A Member State is a state which is a member of the European Union or the
European Free Trade Association and is a contracting party to the European Economic
Area Agreement.
Table Appendix B.1 - British Standards

Number Title Amended Section
PAS 24: 2007 Enhanced Security Performance Requirements for 4
Door Assemblies – Single and double leaf, hinged
external door assemblies to dwellings
BS 41: 1973 Specification for cast iron spigot and socket flue or - 3
(1988) smoke pipes and fittings
BS 476-3: 2012 Fire tests on building materials and structures - - 2
External fire exposure roof tests
BS 476-20: 1987 Fire tests on building materials and structures - AMD 6487 2
Method for determination of the fire resistance of
elements of construction (general principles)
Methods for determination of the fire resistance of
loadbearing elements of construction
Methods for determination of the fire resistance of
non-loadbearing elements of construction
Methods for determination of the contribution of
components to the fire resistance of a structure
Method for determination of the fire resistance of
ventilation ducts
BS 476-31: 1983 Fire tests on building materials and structures - AMD 8366 2
Methods for measuring smoke penetration through
doorsets and shutter assemblies – method of
measurement under ambient temperature conditions
(Section 31.1)
BS 585-1: 1989 Wood stairs - Specification for stairs with closed AMD 6510 4
risers for domestic use, including straight and
winder flights and quarter or half landings


BS 644: 2012 Timber windows and doorsets - Fully finished - 4
factory- assembled windows and doorsets of various
types - Specification
BS 648: 1964 Schedule of weights of building materials - 2
BS 750: 2006 Specification for underground fire hydrants and - 2
surface box frames and covers
BS 1377-2: 1990 Methods of test for soils for civil engineering - 3
purposes - Classification tests
BS 1449: SEC 1-1: Steel plate, sheet and strip - Carbon, carbon- - 3
1991 manganese plate, sheet and strip, Sect 1.1, General
specification
BS 1566-1: 2002 Copper indirect cylinders for domestic purposes - - 6
Open vented copper cylinders – Requirements and
test methods
BS 1566-2: 1984 Copper indirect cylinders for domestic purposes - AMD 5791 6
(1990) Specification for single feed indirect cylinders AMD 6601
BS 2782: 2004 Methods of testing plastics. Rate of burning - 2
(laboratory method) (Method 508A)
BS 2869: 2006 Specification for fuel oils for agricultural, domestic - 3
and Industrial engines and boilers
BS 3198: 1981 Specification for copper hot water storage AMD 4372 6
combination units for domestic purposes AMD 6599
BS 3251: 1976 Indicator plates for fire hydrants and emergency - 2
water supplies
BS 3955: 1986 Specification for electrical controls for household - 4
and similar general purposes
BS 4076: 1989 Specification for steel chimneys - 1
BS 4211: 2005 Specification for permanently fixed ladders - 4
BS 4514: 2001 Specification for unplasticised PVC soil and AMD 4517 2
ventilating pipes, fittings and accessories
BS 4604-1: 1970 Use of high strength friction bolts in structural AMD 5584 1
steelwork. Metric series. General grade
BS 4604-2: 1970 Use of high strength friction bolts in structural - 1
steelwork. Metric series. Higher grade
BS 4873: 2009 Aluminium alloy windows and doorsets - - 4
Specification
BS 4987-1: 2005 Coated macadam for roads and other paved areas - AMD 8122 4
Specification for constituent materials and for AMD 8400
mixtures
BS 4987-2: 2003 Coated macadam for roads and other paved areas - AMD 8158 4
Specification for transport, laying and compaction AMD 8361
BS 5041-4: 1975 Fire hydrant systems equipment - Specification for AMD 5503 2
(1987) boxes for landing valves for dry risers
BS 5228-1: 1984 Noise and vibration control on construction and - 5
(1997) open sites - Code of practice for basic information
and procedures for noise and vibration control


BS 5250: 2002 Code of practice for control of condensation in - 3
buildings
BS 5262: 1991 Code of practice for external renderings - 3
BS 5266-1: 2016 Emergency lighting - Code of practice for the - 2
emergency lighting of premises
BS 5266-7: 1999 Lighting application - Emergency lighting (see BS - 2
EN-1838: 2013)
BS 5268-2: 2002 Structural use of timber - Code of practice for - 1
permissible stress design, materials and
workmanship
BS 5268-3: 2006 Structural use of timber - Code of practice for - 1
trussed rafter roofs
BS 5268-4.1: 1978 Structural use of timber. Fire resistance of timber AMD 2947 2
structures Recommendations for calculating fire AMD 6192
resistance of timber members
BS 5268-4.2: 1990 Structural use of timber. Fire resistance of timber - 2

structures. Recommendations for calculating fire
resistance of timber stud walls and joisted floor
constructions
BS 5268-6.1: 1996 Structural use of timber. Code of practice for timber AMD 9265 1
frame walls. Dwellings not exceeding four storeys
(Section 6.1)
BS 5268-6.2: 2001 Structural use of timber. Code of practice for timber - 1
frame walls. Buildings other than dwellings not
exceeding four storeys.
BS 5268-7.1: 1989 Structural use of timber. Recommendations for the - 1
calculation basis for span tables. Domestic floor
joists
calculation basis for span tables. Joists for flat roofs
calculation basis for span tables. Ceiling joists
BS 5268-7.4: 1989 Structural use of timber. Ceiling binders - 1
calculation basis for span tables. Domestic rafters
calculation basis for span tables. Purlins, supporting
sheeting or decking
BS 5306-0: 1986 Fire extinguishing installations and equipment on - 2
premises. Guide for the selection of installed
systems and other fire equipment
BS 5306-1: 1976 Fire extinguishing installations and equipment on AMD 4649 2
(1988) premises - Hydrant systems, hose reels and foam AMD 5756
inlets
BS 5306-4: + A1: Fire extinguishing installations and equipment on - 2
2012 premises - Specification for carbon dioxide systems


BS 5306-6.1: 1988 Fire extinguishing installations and equipment on - 2
premises - Foam systems- Specification for low
expansion foam systems
BS 5306-6.2: 1989 Fire extinguishing installations and equipment on - 2
premises - Specification for medium and high
expansion foam systems
BS 5395-2: 1984 Stairs, ladders and walkways - Code of practice for AMD 6076 4
the design of helical and spiral stairs
BS 5395-3: 1985 Stairs, ladders and walkways - Code of practice for AMD 14247 2, 4
the design of industrial type stairs, permanent
ladders and walkways
BS 5400-1: 1988 Steel, concrete and composite bridges. General - 1
statement
BS 5400-2: 2006 Steel, concrete and composite bridges. Specification - 1
for loads
BS 5400-3: 2000 Steel, concrete and composite bridges. Code of AMD 13200 1
practice for design of steel bridges AMD 16404
AMD 16480
BS 5400-4: 1990 Steel, concrete and composite bridges. Code of - 1
practice for design of concrete bridges
BS 5400-5: 2005 Steel, concrete and composite bridges. Code of - 1
practice for design of composite bridges
BS 5400-7: 1978 Steel, concrete and composite bridges. Specification - 1
for materials and workmanship, concrete, reinforcing
and prestressing tendons
BS 5400-8: 1978 Steel, concrete and composite bridges. - 1
Recommendations for materials and workmanship,
concrete, reinforcing and prestressing tendons
BS 5400-10: 1980 Steel, concrete and composite bridges. Code of AMD 9352 1
practice for fatigue
BS 5410-1: 1997 Code of practice for oil firing - Installations up to 45 - 3
kW output capacity for space heating and hot water
supply purposes
BS 5410-2: 1978 Code of practice for oil firing - Installations of 44 kW AMD 3638 3
and above output capacity for space heating, hot
water and steam supply purposes
BS 5422: 2009 Method for specifying thermal insulating materials Corrigendum 6
for pipes, tanks, vessels, ductwork and equipment 1/11/2009
operating within the temperature range -40ºC to
+700ºC
BS 5438: 1989 Methods of test for flammability of textile fabrics AMD 6509 2
(1995) when subjected to a small igniting flame applied to AMD 8308
the face or bottom edge of vertically oriented
specimens
BS 5440-1: 2000 Installation of flues and ventilation for gas AMD 8819 3
appliances of rated input not exceeding 60 kW (1st,
2nd and 3rd family gases) - Specification for
installation of flues


BS 5440-2: 2000 Installation of flues and ventilation for gas AMD 8128 3
appliances of rated input not exceeding 60 kW (1st,
2nd and 3rd family gases) - Specification for
installation of ventilation for gas appliances
BS 5446-2: 2003 Fire detection and fire alarm devices for dwellings - 2
BS 5492: 1990 Code of practice for internal plastering - 5
BS 5499-4: 2013 Safety signs, including fire safety signs. Code of - 2
practice for escape route signing
BS 5499-5: 2002 Graphical symbols and signs. Safety signs, - 4
including fire safety signs. Signs with specific safety
meanings (Specification for additional signs to those
given in BS 5378: Part 1)
BS 5502-22: 2003 Buildings and structures for agriculture. Code of - 1
practice for design, construction and loading
BS 5502-50: 1993 Buildings and structures for agriculture. Code of - 3
practice for design, construction and use of storage
tanks and reception pits for livestock slurry
BS 5534: 2003 Code of practice for slating and tiling - Design - 3
BS 5588-5: 2004 Fire precautions in the design, construction and use AMD 7196 2
of buildings - Code of practice for fire-fighting stairs
and lifts
BS 5588-6: 1991 Fire precautions in the design, construction and use AMD 10212 2
of buildings - Code of practice for places of
assembly
BS 5588-9: 1999 Fire precautions in the design, construction and use - 2
of buildings - Code of practice for ventilation and air
conditioning ductwork
BS 5617: 1985 Specification for urea-formaldehyde (UF) foam - 3
systems suitable for thermal insulation of cavity
walls with masonry or concrete inner and outer
leaves
BS 5618: 1985 Code of practice for thermal insulation of cavity AMD 7114 3
(1992) walls (with masonry or concrete inner and outer
leaves) by filling with urea-formaldehyde (UF) foam
systems
BS 5628-1: 2005 Code of practice for use of masonry - Structural use - 1
of unreinforced masonry
BS 5628-2: 2005 Code of practice for use of masonry - Structural use - 1
of reinforced and prestressed masonry
BS 5628-3: 2005 Code of practice for use of masonry - Materials and - 1, 3
components, design and workmanship
BS 5720: 1979 Code of practice for mechanical ventilation and air - ???
conditioning in buildings
BS 5839-1: 2017 Fire detection and alarm systems for buildings - - 2
Code of practice for system design, installation,
commissioning and maintenance


BS 5839-3: 1988 Fire detection and alarm systems for buildings - AMD 102707 2
Specification for automatic release mechanisms for
certain fire protection equipment
BS 5839-6: 2019 Fire detection and alarm systems for buildings - AMD 9135 2
Code of practice for the design and installation of
fire detection and alarm systems in dwellings
BS 5839-8: 2013 Fire detection and fire alarm systems for buildings - - 2
Code of practice for the design, installation,
commissioning and maintenance of voice alarm
systems
BS 5839-9: 2011 Fire detection and fire alarm systems for buildings - - 2
Code of practice for the design, installation,
commissioning and maintenance of emergency
voice alarm systems
BS 5864: 2010 Installation and maintenance of gas-fired ducted air - 6
heaters of rated input not exceeding 70 kW net (2nd
and 3rd family gases). Specification
BS 5867-2: 1980 Specification for fabrics for curtains and drapes - AMD 4319 2
(1993) Flammability requirements
BS 5871-1: 2005 Specification for the installation of gas fires, - 3
convector heaters, fire/back boilers and decorative
fuel effect gas appliances. Gas fires, convector
heaters and fire/back boilers (1st, 2nd and 3rd
family gases)
BS 5871-2: 2005 Specification for the installation of gas fires, - 3
fuel effect gas appliances. Inset live fuel effect gas
fires of heat input not exceeding 15kW (2nd and 3rd
family gases)
BS 5871-3: 2005 Specification for the installation of gas fires, AMD 7033 3
fuel effect gas appliances. Decorative fuel effect gas
appliances of heat input not exceeding 15kW (2nd
and 3rd family gases)
BS 5871-4: 2007 Installation Guidance for Independent flueless gas - 3
fires
BS 5930: 1999 Code of practice for site investigations - 3
BS 5950-1: 2000 Structural use of steelwork in building - Code of AMD 13199 1
practice for design. Rolled and welded sections AMD 17137
BS 5950-2: 2001 Structural use of steelwork in building – - 1
Specification for materials, fabrication and erection.
Rolled and welded sections
BS 5950-3: 1990 Structural use of steelwork in building - Design in - 1
(Section 3.1) composite construction - Code of practice for design
of simple and continuous composite beams
BS 5950-4: 1994 Structural use of steelwork in building - Code of - 1
practice for design of composite slabs with profiled
steel sheeting


practice for design of cold formed thin gauge
sections
practice for design of light gauge profiled steel AMD 10475
sheeting
BS 5950-7: 1992 Structural use of steelwork in building – - 1
Specification for materials and workmanship: cold-
formed thin gauge sections
BS 5950-8: 2003 Structural use of steelwork in building - Code of AMD 8858 1, 2
practice for fire resistant design
practice for stressed skin design AMD 9326
BS 5979: 2000 Code of practice for remote centres for alarm AMD 9235 2
systems.
BS 6180: 2011 Barriers in and about buildings – Code of practice AMD 13292 4
BS 6229: 2003 Flat roofs with continuously supported coverings. - 3
Code of practice
BS 6262-4: 2005 Glazing for buildings. Code of practice for safety - 4
related to human impact
BS 6283-2: 1991 Safety devices for use in hot water systems - - 4
Specification for temperature relief valves for
pressures from 1 bar to 10 bar
BS 6297: 1983 Code of practice for design and installation of small AMD 6150 3
sewage treatment works and cesspools
BS 6387: 1994 Specification for performance requirements for - 2
cables required to maintain circuit integrity under fire
conditions.
BS 6399-1: 1996 Loading for buildings - Code of practice for dead AMD 13669 1, 4
and imposed loads
BS 6399-2: 1997 Loading for buildings - Code of practice for wind - 1
loads
BS 6399-3: 1988 Loading for buildings - Code of practice for imposed AMD 6033 1
roof loads AMD 9187
AMD 9452
BS 6440: 1999 Powered lifting platforms for use by disabled AMD 10960 2
persons - Code of practice
BS 6461-1: 1984 Installation of chimneys and flues for domestic AMD 5649 3
appliances burning solid fuel (including wood and
peat) - Code of practice for masonry chimneys and
flue pipes
BS 6510: 2010 Steel-framed windows and glazed doors. - 4
Specification
BS 6676-1: 1986 Thermal insulation of cavity walls using man-made - 3
(1994) mineral fibre batts (slabs) - Specification for
manmade mineral fibre batts (slabs)
BS 6677-1: 1986 Clay and calcium silicate pavers for flexible - 4
(1997) pavements - Specification for pavers


PD 6688-1-1: 2011 Recommendations for the design of structures to BS - 4
EN 1991-1-1
BS 6717: 2001 Precast, unreinforced concrete paving blocks. - 4
Requirements and test methods
BS 6915: 2001 Specification for design and construction of fully - 3
supported lead sheet roof and wall coverings
BS 6999: 1989 Specification for vitreous-enamelled low-carbon- AMD 8949 3
(1995) steel flue pipes, other components and accessories
for solid-fuel-burning appliances with a rated output
of 45kW
BS 7036: 2014 Code of practice for safety at powered doors for - 2
pedestrian use
BS 7206: 1990 Specification for unvented hot water storage units AMD 9343 4
and packages
BS 7273-4: 2015 Code of practice for the operation of fire protection - 2
measures. Actuation of release mechanisms for
doors
BS 7412: 2007 Specification for windows and doorsets made from - 4
unplasticized polyvinyl chloride (PVC-U) extruded
hollow profiles
BS 7502: 1989 General criteria for the assessment of testing - 0
laboratories
BS 7533-2: 2001 Pavements constructed with clay, natural stone or - 4
concrete pavers - Guide for the structural design of
lightly trafficked pavements constructed of precast
paving blocks
BS 7543: 2003 Guide to durability of buildings and building - 0
elements, products and components
BS 7566-1: 1992 Installation of factory-made chimneys to BS4543 for - 3
domestic appliances - Method of specifying
installation design information
domestic appliances - Specification for installation
design
domestic appliances - Specification for site
installation
domestic appliances - Recommendations for
installation design and installation
BS 7671: 2018 Requirements for electrical installations, IET Wiring A2: 2022 0, 4, 7
Regulations, Eighteenth edition
BS 7974: 2019 Application of fire safety engineering principles to - 2
the design of buildings – Code of Practice
PD 7974-1: 2019 Application of fire safety engineering principles to - 2
the design of buildings. Initiation and development
of fire within the enclosure of origin (Sub-system 1)


the design of buildings. Spread of smoke and toxic
gases within and beyond the enclosure of origin
(Subsystem 2)
the design of buildings. Structural response & fire
spread beyond the enclosure of origin (Sub-system
3)
the design of buildings. Part 4: Detection of fire and
activation of fire protection systems. (Sub-system 4)
the design of buildings. Fire service intervention.
(Subsystem 5)
the design of buildings. Human factors. Life safety
strategies. Occupant evacuation, behaviour and
condition (Sub-system 6)
the design of buildings. Probabilistic risk
assessment.
BS 8000: Parts 1- Workmanship on building sites - 0
16
BS 8002: 1994 Code of practice for earth retaining structures AMD 8851 1
AMD 12062
AMD 13386
BS 8004: 1986 Code of practice for foundations - 1
BS 8102: 1990 Code of practice for protection of structures against - 3
water from the ground
BS 8103-3: 2009 Structural design of low rise buildings. Code of - 1
practice for timber floors and roofs for housing
BS 8104: 1992 Code of practice for assessing exposure of walls to AMD 8358 3
wind-driven rain
BS 8110-1: 1997 Structural use of concrete - Code of practice for AMD 9882 1
design and construction AMD 13468
AMD 16016
AMD 17307
BS 8110-2: 1985 Structural use of concrete - Code of practice for AMD 5914 1, 2
special circumstances AMD 12061
BS 8110-3: 1985 Structural use of concrete - Design charts for singly AMD 5918 1
reinforced beams, doubly reinforced beams and
rectangular columns
BS 8118-1: 1991 Structural use of aluminium - Code of practice for AMD 10485 1
design
BS 8118-2: 1991 Structural use of aluminium - Specification for AMD 10486 1
materials, workmanship and protection
BS 8200: 1985 Code of practice for design of non-loadbearing - 3
external vertical enclosures of buildings


BS 8206-2: 2008 Lighting for buildings. Code of practice for - 6
daylighting
BS 8208-1: 1985 Guide to assessment of suitability of external cavity AMD 4996 3
walls for filling with thermal insulants – Existing
traditional cavity construction
BS 8213-1: 2004 Windows, doors and rooflights - Design for safety in - 4
use and during cleaning of windows, including door
height-windows and roof windows. Code of practice
BS 8214: 1990 Code of practice for fire door assemblies with AMD 7438 2
nonmetallic leaves (Sections 1 and 2)
BS 8217: 2005 Reinforced bitumen membranes for roofing, Code of - 3
practice
BS 8218: 1998 Code of practice for mastic asphalt roofing - 3
BS 8297: 2000 Code of practice for design and installation of - 3
nonloadbearing precast concrete cladding
BS 8298: 1994 Code of practice for design and installation of - 3
natural stone cladding and lining
BS 8300: 2001 Design of buildings and their approaches to meet AMD 15617 3, 4, 7
the needs of disabled people. Code of practice AMD 15982
BS 8301: 1990 Code of practice on building drainage AMD 5904 3
AMD 6580
BS 8303-1: 1994 Installation of domestic heating and cooking - 3
appliances burning solid mineral fuels. Specification
for the design of installations
appliances burning solid mineral fuels. Specification
for installing and commissioning on site
appliances burning solid mineral fuels.
Recommendations for design and on site installation
BS 8313: 1997 Code of practice for accommodation of building - 2
services in ducts
BS 8414-1: 2020 Fire performance of external cladding systems. Test - 2
method for non-loadbearing external cladding
systems applied to the masonry face of a building
BS 8414-2: 2020 Fire performance of external cladding systems. Test - 2
method for non-loadbearing external cladding
systems fixed to and supported by a structural steel
frame
BS 8515: 2009 Rainwater harvesting systems - 3
BS 8629: 2019 Code of Practice for the design, installation, - 2
commissioning and maintenance of evacuation
systems for use by fire and rescue service in
buildings containing flats and maisonettes
BS 9414: 2019 Fire performance of external cladding systems. The - 2
application of results from BS 8414-1 and BS 8414-
2 tests


BS 9251: 2014 Sprinkler systems for residential and domestic - 2
occupancies. Code of practice
BS 9990: 2015 Code of practice for non-automatic fire fighting - 2
systems in buildings
BS 10175: 2001 Investigation of partially contaminated sites - Code - 3
of practice
PAS 67: 2008 Laboratory tests to determine the heating and - 6
electrical performance of heat-led micro-
cogeneration packages primarily intended for
heating dwellings
PAS 1899: 2022 Electric vehicles – Accessible charging – - 7
Specification.
Table Appendix B.2 - Codes of Practice (British

Standards)
CP 102: 1973 Code of practice for protection of buildings against AMD 1511 3
water from the ground AMD 2196
AMD 2470
CP 143: Part 5: Code of practice for sheet roof and wall coverings - - 3
1964 Zinc
CP 143: Part 10: Code of practice for sheet roof and wall coverings - - 3
1973 (1988) Galvanised corrugated steel: Metric units
CP 143: Part 12: Code of practice for sheet roof and wall coverings - AMD 863 3
1970 (1988) Copper: Metric units AMD 5193
CP 143: Part 15: Code of practice for sheet roof and wall coverings - AMD 4473 3
1973 (1986) Aluminium: Metric units
Table Appendix B.3 - European Standards

BS EN 54-11: 2001 Fire detection and fire alarm systems - Manual call - 2
points.
BS EN 81-20:2014 Safety rules for the construction and installation of - 2
lifts. Lifts for the transport of persons and goods.
Passenger and goods passenger lifts.
BS EN 81-50:2014 Safety rules for the construction and installation of - 2
lifts. Examinations and tests. Design rules,
calculations, Examinations and tests of lift
components.
BS EN 81-58: 2018 Safety rules for the construction and installation of - 2
lifts. Examination and tests. Landing doors fire
resistance test.
BS EN 81-70: 2018 Safety rules for the construction and installation of AMD 14675 4
lifts. Particular applications for passenger and goods AMD 14751


passenger lifts. Accessibility to lifts for persons
including persons with disability.
BS EN 81-72: 2015 Safety rules for the construction and installation of - 2, 4
lifts. Particular applications for passenger and goods
passenger lifts. Fire-fighters lifts
BS EN ISO 140-1: Acoustics. Measurement of sound insulation in - 5
1998 buildings and of building elements. Requirements
for laboratory test facilities with suppressed flanking
transmission
1991 buildings and of building elements determination,
verification and application of precision data.
1998 buildings and of building elements. Field
measurements of airborne sound insulation between
rooms
1998 buildings and of building elements. Laboratory
measurements of impact sound insulation of floors
1998 buildings and of building elements. Field
measurements of impact sound insulation of floors
1998 buildings and of building elements. Laboratory
measurements of the reduction of transmitted
impact noise by floor coverings on a heavyweight
standard floor
BS EN 179: 2008 Building hardware - Emergency exit devices AMD 13332 2
operated by a lever handle or push pad for use on AMD 13992
escape routes - Requirements and test methods.
BS EN 303-1: 1999 Heating boilers. Heating boilers with forced draught - 3
burners. Terminology, general requirements, testing
and marking
BS EN 303-5: 1999 Heating boilers- Heating boilers with forced draught - 3
burners
BS EN ISO 306: Plastics. Thermoplastic materials. Determination of - 2
2004 Vicat softening temperature (VST)
BS EN 450-1: 2005 General criteria for the operation of various types of - 0
bodies performing inspection
BS EN 483: 2000 Gas-fire central heating boilers. Type C boilers of AMD 13369 6
+A4: nominal heat output not exceeding 70 kW AMD 16504
2007
BS EN 525: 2009 Non-domestic direct gas-fired forced convection air - 6
heaters for space heating not exceeding a net heat
input of 300 kW
BS EN 621: 2009 Non-domestic gas-fired forced convection air - 6
input of 300 kW, without a fan to assist
transportation of combustion air and/or combustion


products
Acoustics. Rating of sound insulation in buildings
BS EN ISO 717-1: and building elements - Airborne sound insulation - 5
1997
BS EN ISO 717-2: Acoustics. Rating of sound insulation in buildings - 5
1997 and building elements - Impact sound insulation
BS EN 752: 2008 Drain and sewer systems outside buildings - - 3
BS EN 778: 2009 Domestic gas-fired forced convection air heaters for - 6
space heating not exceeding a net heat input of 70
kW, without a fan to assist transportation of
combustion air and/or combustion products
BS EN 1020: 2009 Non-domestic forced convection gas-fired air - 6
input of 300 kW incorporating a fan to assist
transportation of combustion air or combustion
products
BS EN 1111: 1999 Sanitary tapware. Thermostatic mixing valves (PN - 4
10). General technical specification.
BS EN 1125: 2008 Building hardware - panic exit devices operated by a AMD 13311 2
horizontal bar – Requirements and test methods AMD 13993
BS EN 1155: 1997 Building hardware - electrically powered hold-open - 2
devices for swing doors - Requirements and test
methods.
BS EN ISO 1182: Reaction to fire tests for building products - Non- - 2
2010 combustibility test
BS EN 1287: 1999 Sanitary tap ware. Low pressure thermostatic mixing AMD 10964 4
valves. General technical specification.
BS EN 1295-1: Structural design of buried pipelines under various - 3
1998 conditions of loading. General requirements
BS EN 1303: 2005 Building Hardware. Cylinders for locks. - 4
Requirements and test methods
BS EN 1319: 2009 Domestic gas-fired forced convection air heaters for - 6
space heating, with a fan-assisted burners not
exceeding a net heat output of 70 kW
BS EN 1344: 2002 Clay pavers - requirements and test methods - 4
BS EN 1363-1: Fire resistance tests - General requirements - 2
1999
BS EN 1363-2: Fire resistance tests - Alternative and additional - 2
1999 procedures
BS EN 1363-3: Fire resistance tests - Verification of furnace - 2
2000 performance
BS EN 1364-1: Fire resistance tests for non-loadbearing elements - - 2
1999 Walls
BS EN 1364-2: Fire resistance tests for non-loadbearing elements - - 2
1999 Ceilings
BS EN 1365-1: Fire resistance tests for loadbearing elements - - 2
1999 Walls


2000 Floors and roofs
2000 Beams
1999 Columns
BS EN 1366-1: Fire resistance tests for service installations - Ducts - 2
1999
BS EN 1366-2: Fire resistance tests for service installations - Fire - 2
1999 dampers
BS EN 1443: 2003 Chimneys - general requirements - 3
BS EN 1457: 1999 Chimneys - Clay/ceramic flue liners - Requirements - 3
and test methods
BS EN 1490: 2000 Building valves. Combined temperature and - 4
pressure - relief valves, tests and requirements.
BS EN 1507: 2006 Ventilation for buildings. Sheet metal air ducts with - 6
rectangular section. Requirements for strength and
leakage
BS EN 1610: 1998 Construction and testing of drains and sewers - 3
BS EN 1634-1: Fire resistance and smoke control tests for door and - 2
2008 shutter assemblies - openable windows and
elements of building hardware, Part 1 - Fire
resistance tests for doors, shutters and openable
windows.
elements of building hardware, Part 2 - Fire
resistance characterisation test for elements of
building hardware.
elements of building hardware, Part 3 - Smoke
control test for door and shutter assemblies
BS EN ISO 1716: Reaction to fire tests for building products - - 2
2018 Determination of the gross calorific value
BS EN 1729 Furniture. Chairs and tables for educational - 7
institutions.
BS EN 1806: 2000 Chimneys. Clay/ceramic flue blocks for single wall - 3
chimneys - Requirements for test methods.
BS EN 1838: 1999 Lighting applications - Emergency Lighting - 2
BS 5266-7: 1999
BS EN 1856-1: Chimneys - Performance requirements for metal - 3
2003 chimneys - System chimney products
BS EN 1856-2: Chimneys. Performance requirements for metal - 3
2005 chimneys - Metal liners and connecting flue pipe
products
BS EN 1857: 2003 Chimneys - Chimney components - Concrete flue - 3
liners


BS EN 1858: 2003 Chimneys - Chimney components - Concrete flue - 3
blocks.
BS EN 1935: 2002 Building Hardware – Single-axis hinges – 15315 4
requirements and test methods.
BS EN 1990: 2002 Basis of structural design. - 1
BS EN 1991-1- Actions on structures. General actions - Densities, - 1
1:2002 self-weight and imposed loads for buildings.
BS EN 1991-1- Actions on structures - Part 1-2: General actions - - 1, 2
2:2002 Actions on structures exposed to fire.
BS EN 1991-1-3: Actions on structures. General actions. Snow loads. - 1
2003
BS EN 1991-1-4: Actions on structures. General actions. Wind - 1
2005 actions.
BS EN 1991-1-5: Actions on structures. General actions. Thermal - 1
2003 actions.
BS EN 1991-1-6: Actions on structures. General actions. Actions - 1
2005 during execution.
BS EN 1991-1-7: Actions on structures. General actions. Accidental - 1
2006 actions.
BS EN 1991-2: Actions on structures. Traffic loads on bridges. - 1
2003
BS EN 1991-3: Actions on structures. Actions induced by cranes - 1
2006 and machines.
BS EN 1991-4: Actions on structures. Silos and tanks. - 1
2006
BS EN 1992-1-1: Design of concrete structures. General rules and - 1
2004 rules for buildings.
BS EN 1992-1-2: Design of concrete structures - Part 1-2: General - 1
2004 rules - Structural fire design.
BS EN 1992-2: Design of concrete structures. Concrete bridges. - 1
2005 Design and detailing rules.
BS EN 1992-3: Design of concrete structures. Liquid retaining and - 1
2006 containing structures.
BS EN 1993-1-1: Design of steel structures. General rules and rules - 1
2005 for buildings.
BS EN 1993-1-2: Design of steel structures. General rules – Structural - 1, 2
2005 fire design.
BS EN 1993-1-3: Design of steel structures. General rules. - 1
2006 Supplementary rules for cold formed members and
sheeting.
BS EN 1993-1-4: Design of steel structures. General rules. - 1
2006 Supplementary rules for stainless steels.
BS EN 1993-1-5: Design of steel structures. Plated structural - 1
2006 elements.
BS EN 1993-1-6: Design of steel structures. General. Strength and - 1
2007 stability of shell structures.
BS EN 1993-1-7: Design of steel structures. Plated structures subject - 1


2007 to out of plane loading.
BS EN 1993-1-8: Design of steel structures. Design of joints. - 1
2005
BS EN 1993-1-9: Design of steel structures. Fatigue. - 1
2005
BS EN 1993-1-10: Design of steel structures. Material toughness and - 1
2005 through - thickness properties.
BS EN 1993-1-11: Design of steel structures. Design of structures with - 1
2006 tension components.
BS EN 1993-1-12: Design of steel structures. Additional rules for the - 1
2007 extension of EN 1993 to grades S700.
BS EN 1993-2: Design of steel structures. Steel bridges. - 1
2006
BS EN 1993-3-1: Design of steel structures. Towers, masts and - 1
2007 chimneys. Towers and masts.
BS EN 1993-3-2: Design of steel structures. Towers, masts and - 1
2008 chimneys. Chimneys.
BS EN 1993-4-1: Design of steel structures. Silos, tanks and - 1
2007 pipelines. Silos.
2007 pipelines. Tanks.
2007 pipelines. Pipelines.
BS EN 1993-5: Design of steel structures. Piling. - 1
2007
BS EN 1993-6: Design of steel structures. Crane supporting - 1
2007 structures
BS EN 1994-1-1: Design of composite steel and concrete structures. - 1
2004 General rules and rules for buildings.
BS EN 1994-1-2: Design of composite steel and concrete structures. - 2
2005 General rules - Structural fire design.
BS EN 1994-2: Design of composite steel and concrete structures. - 1
General rules and rules for bridges.
BS EN 1995-1-1: Design of timber structures. General. Common rules - 1
2004 and rules for buildings.
BS EN 1995-1-2: Design of timber structures. General rules. - 2
2004 Structural fire design.
BS EN 1995-2-1: Design of timber structures. Bridges. - 1
2004
BS EN 1996-1-1: Design of masonry structures. General rules for - 1
2005 reinforced and unreinforced masonry structures.
BS EN 1996-1-2: Design of masonry structures. General rules. - 2
BS EN 1996-2: Design of masonry structures. Design - 1
2005 considerations, selection of materials and execution
of masonry
BS EN 1996-3: Design of masonry structures. Simplified calculation - 1


2006 methods for unreinforced masonry structures.
BS EN 1997-1: Geotechnical design. General rules. - 1
2004
BS EN 1997-2: Geotechnical design. Ground investigation and - 1
2007 testing.
BS EN 1998-1: Design of structures for earthquake resistance. - 1
2004 General rules. Seismic actions for buildings.
BS EN 1998-2: Design of structures for earthquake resistance. AMD 1/2009 1
2005 Bridges.
2005 Assessment and retrofitting of buildings.
2006 Silos, tanks and pipelines.
2004 Foundations, retaining structures and geotechnical
aspects.
2005 Towers, masts and chimneys.
BS EN 1999-1-1: Design of aluminium structures. General rules. - 1
2007
BS EN 1999-1-2: Design of aluminium structures. General rules - - 1
BS EN 1999-1-3: Design of aluminium structures. Additional rules for - 1
2007 structures susceptible to fatigue.
BS EN 1999-1-4: Design of aluminium structures. Supplementary - 1
2007 rules for trapezoidal sheeting.
BS EN 1999-1-5: Design of aluminium structures. Supplementary - 1
2007 rules for shell sheeting.
BS 3621: 2007 Thief Resistant Lock Assembly. Key egress - 4
BS 4873: 2009 Aluminium alloy windows and doorsets – - 4
specification
BS EN 5864: 2004 Installation and maintenance of gas-fired ducted air - 6
heaters of rated output not exceeding 70 kW
(second and third family gases). Specification.
BS EN ISO 6946: Building components and building elements. - 6
2007 Thermal resistance and thermal transmittance -
Calculation method
BS EN 7512: 1989 General requirements for bodies operating - 0
assessment and certification/registration of quality
systems
BS 7950: 1997 Specification for enhanced security performance of 16982 4
windows for domestic applications
BS 8206-2: 2008 Lighting for buildings. Code of practice for - 7
daylighting
BS 8220-1: 2000 Guide for security of buildings against crime – Part - 4
1: Dwellings
BS 8621: 2007 Thief Resistant Lock Assembly. Keyless egress - 4


BS EN ISO 8990: Thermal insulation. Determination of steady-state - 6
1996 thermal transmission properties. Calibrated and
guarded hot box
BS EN ISO 9000-1: Quality management and Quality assurance - 0
1994 standards
BS EN ISO 10077- Thermal performance of windows, doors and Corrigendum 6
1: 2006 shutters Calculation of thermal transmittance - 6 (02/2010)
Simplified method
BS EN ISO 10077- Thermal performance of windows, doors and - 6
2: 2003 shutters. Calculation of thermal transmittance -
Numerical method for frames
BS EN ISO 10211: Thermal bridges in building construction. Heat flows - 6
2007 and surface temperatures. Detailed calculations
BS EN ISO 11925- Reaction to fire tests for building products. - 2
2: 2010 Ignitability when subjected to direct impingement of
a flame
BS EN 12056-1: Gravity drainage systems inside buildings. Gravity - 3
2000 drainage systems inside buildings. General and
performance requirements.
BS EN 12056-2: Gravity drainage systems inside buildings. Sanitary - 3
2000 pipework, layout and calculation
BS EN 12056-3: Gravity drainage systems inside buildings. Roof - 3
2000 drainage, layout and calculation
BS EN 12056-4: Gravity drainage systems inside buildings. - 3
2000 Wastewater lifting plants. Layout and calculation
BS EN 12101-1: Smoke and heat control systems. Specification for - 2
2005+A1: 2006 smoke barriers
BS EN 12101-2: Smoke and heat control systems. Natural smoke - 2
2017 and heat exhaust ventilators
2015 powered smoke and heat exhaust ventilators (Fans)
2005 pressure differential systems
BS EN 12101-7: Smoke and heat control systems. Smoke duct - 2
2011 sections
BS EN 12101-8: Smoke and heat control systems. Smoke control - 2
2011 dampers
BS EN 12101-10: Smoke and heat control systems. Power supplies - 2
2005
BS EN 12237: 2003 Ventilation for buildings. Ductwork. Strength and - 6
leakage of circular sheet metal ducts
BS EN 12354-5: Building Acoustics - Estimation of acoustic - 5
2009 performance of buildings from the performance of
elements
BS EN 12380: 2002 Air admittance valves for drainage systems. - 3
Requirements, test methods and evaluation of
conformity
BS EN 12391-1: Chimneys. Execution standards of metal chimneys. - 3


2003 Part 1. Chimneys for non-roomsealed heating
appliances
BS EN 12416-2: Automatic fire suppression- Powder systems - 2
2001
BS EN 12446: 2003 Chimneys – Components, concrete outer wall - 3
elements
BS EN 12566-1: Small wastewater treatment systems for up to 50PT. - 3
2000 Prefabricated septic tanks
BS EN 12567-2: Thermal performance of windows and doors - - 6
2005 determination of thermal transmittance by hot box
method roof windows and other projecting windows
BS EN 12664: 2001 Thermal performance of building materials and AMD 14031 6
products. Determination of thermal resistance by
means of guarded hot plate and heat flow meter
methods. Dry and moist products of medium and
low thermal resistance
BS EN 12667: 2001 Thermal performance of building materials and - 3
products. Determination of thermal resistance by
methods. Products of high and medium thermal
resistance
BS EN 12809: 2001 Residential independent boilers fired by solid fuel - 2
BS EN 12845: 2015 Fixed fire-fighting systems. Automatic sprinkler
systems. Design, installation and maintenance
BS EN 12939: 2001 Thermal performance of building materials and AMD 14030 6
products - determination of thermal resistance by
methods - thick products of high and medium
thermal resistance - includes CORR 14030 Dec 02
BS EN 12975-1: Thermal solar systems and components – solar - 6
2006 collectors general requirements - includes AMD
16423 May 06
BS EN 13162: 2001 Thermal insulation products for buildings, Factory - 3
made mineral wool (MW) products specification
BS EN 13229: 2001 Inset appliances including open fires fired by solid - 3
fuel
BS EN 13240: 2001 Room heaters fired by solid fuel - 3
BS EN ISO 13370: Thermal performance of buildings. Heat transfer via Corrigendum 6 6
2007 the ground. Calculation methods (March 2009)
BS EN 13384-1: Chimneys. Thermal and fluid dynamic calculation - 3
2002 methods. Chimneys serving one appliance
BS EN 13501-1: Fire classification of construction products and - 2
2018 building elements. Classification using test data
from reaction to fire tests
2007 building elements. Classification using data from fire
resistance tests (excluding products for use in
ventilation systems)


resistance tests on products and elements used in
building service installations. Fire resisting ducts
and fire dampers (other than smoke control
systems)
resistance tests on smoke control systems
2016 building elements. Classification using data from
external exposure to roof tests
BS EN 13565-2: Fixed fire-fighting systems. Foam systems. Design, - 2
2018 construction and maintenance-
BS EN ISO 13789: Thermal performance of buildings. Transmission - 6
2007 heat loss co-efficient - Calculation method
BS EN 13823: Reaction to fire tests for building products. Building - 2
2010+A1: 2014 products excluding floorings exposed to the thermal
attack by a single burning item
BS EN 13829: 2001 Thermal performance of buildings – determination of - 6
air permeability of buildings - fan pressurisation
method’
BS EN 13842: 2004 Oil fired forced convection air heaters. Stationary - 6
and transportable for space heating
BS EN 14511: 2007 Air conditioners, liquid chilling packages and heat - 6
pumps with electrically driven compressors for
space heating and cooling
BS EN 14785: 2006 Residential space heating appliances fired by wood - 3
pellets
BS EN 15232: 2007 Energy performance of buildings. Impact of building - 6
BS EN 15450: 2007 automation, controls and building management - 6
BS EN 15502-2- Heating systems in buildings. Design of heat pump - 6
1:2012 heating systems
BS EN ISO 15927- Gas-fired central heating boilers. Specific standard - 3
3: 2009 for type C appliances and type B2, B3 and B5
appliances of a nominal heat input not exceeding
1000 kW
BS EN ISO/IEC Hygrothermal performance of buildings. Calculation - 3
17011: 2004 and presentation of climatic data. Calculation of a
driving rain index for vertical surfaces from hourly
wind and rain data
BS EN ISO/IEC Calibration and testing laboratory accreditation - 0
17020: 2004 systems – general requirements for operation and
recognition
BS EN ISO/IEC General criteria for the operation of various types of - 0
17021: 2006 bodies performing inspections
BS EN ISO/IEC Conformity assessment - Requirements for - 0
17024: 2003 providing audit and certification of management
systems
BS EN ISO/IEC General criteria for certification bodies operating - 0


17025: 2005 certification of personnel
BS EN ISO/IEC General requirements for the competence of testing - 0
17050-1: 2004 and calibration laboratories
BS EN ISO/IEC Conformity assessment - Suppliers declaration of - 0
17050-2: 2004 conformity
BS EN 45002: 1989 General criteria for supplier’s declaration of - 0
conformity -
BS EN 45011: 1998 General criteria for the assessment of testing - 0
laboratories
BS EN 50291-1: Electrical apparatus for the detection of carbon - 3
2010 monoxide in domestic premises – Test methods and
performance requirements
BS EN 50291-1: Electrical apparatus for the detection of carbon - 3
2010 monoxide in domestic premises – Guide on the
selection, installation, use and maintenance
BS EN 60335-2-21: Household and similar electrical appliances - Safety. - 7
2003 Particular requirements for storage water heaters.
For heating water below boiling temperature with
rated voltage being not more than 250V for single-
phase appliances and 480V for other appliances
BS EN 60335-2-35 Household and similar electrical appliances. Safety. - 6
Particular requirements for instantaneous water
heaters
BS EN 60742: 1996 Isolating transformers and safety isolating - 4
transformers. Requirements
BS EN 61386-24: Conduit systems for cable management - Particular - 7
2010 requirements. Conduit systems buried underground.
BS EN IEC 61851- Electric vehicle conductive charging system - - 7
1: 2019 General requirements.
Table Appendix B.4 - Drafts for Development (European

Standards)
DD ENV 1187: Test methods for external fire exposure to roofs. - 2
2002+A1: 2005
Table Appendix B.5 - Legislation - Statutory Instruments

Title Section
Boiler (Efficiency) Regulations, 1993 3
Building (Procedure)(Scotland) Regulations, 2004 6
Building (Scotland) Act, 2003 0
Building (Scotland) Regulations, 2004 0
Cinematographic (Safety) (Scotland) Regulations 1955 2

Title Section
Civic Government (Scotland) Act, 1982 – Order 2000 2
Construction (Design and Management) Regulations, 1994 5
Construction (Design and Management) Regulations, 2015 1, 2, 5
Control of Pollution Act 1974 3
Dangerous Substances and Explosive Atmosphere Regulations 2002 2
Electricity Act 1989 4
Electricity Safety, Quality and Continuity Regulations 2002 4
Energy Act 1983 4
Environment Act 1995 3
Environmental Protection Act, 1990 3
EU Directive 1999/5/EC – Radio and Telecommunication Terminal Equipment 3
EU Directive 2002/91/EC on the Energy Performance of Buildings (EPBD) 6
EU Directive 2006/95/EC Low Voltage Directive 3
EU Directive 2009/28/EC on the promotion of the use of energy from renewable sources 6
Factories Act 1961 4
Fire (Scotland) Act 2005 as amended 2
Fire Safety (Scotland) Regulations 2006 2
Fire Safety and Safety of Places of Sport Act 1987 1, 2
Gas Appliance (Safety) Regulations, 1995 3
Gas Safety (Installation and Use) Regulations, 1998 3, 4
Groundwater Regulations 1998 3
Health & Safety at Work etc Act 1974 0
Health and Safety (Safety Signs and Signals) Regulations 1996 2
Management of Health & Safety at Work Regulations 1999 2
Manual Handling Operations Regulations, 1992 5
Mines and Quarries Act 1954 4
Pipelines Safety Regulations 1996, SI 1996 No 825 2
Regulation of Care (Scotland) Act 2001 2
Safety of Sports Grounds Act, 1975 1, 2
Sewage (Scotland) Act, 1968 3
Water Byelaws 2004 3
Water Environment (Controlled Activities)(Scotland) Regulations 2005 3
Water Environment (Oil Storage)(Scotland) Regulations 2006 3
Table Appendix B.6 - Other Publications - Section 0

(General)
Title Reference Publisher Section
EU Construction Products Regulation and CE - Department 0
marking, including UK product contact point for for Communities
construction products and Local

Government

(Structure)
Appraisal of existing structures (2009) - Institution of 1
Structural
Engineers
Design guidance for disproportionate collapse - UK Timber Frame 1
Association
Dynamic performance requirements for permanent - Institution of 1
grandstands subject to crowd action. Structural
Recommendations for management design and Engineers
assessment (2008)
Guide to Safety at Sports Grounds, Fifth Edition - The Stationary 1, 2
(2008) Office
How to design concrete buildings to satisfy - The Concrete 1
disproportionate collapse requirements Centre
Masonry Design for Disproportionate collapse - Brick Development 1
Requirement under Regulation A3 of the Building Association
Regulations (England and Wales)
Natural stone masonry in modern Scottish - Scottish Stone 1
construction Liaison Group
Small Buildings Structural Guidance (2010) - The Scottish 1
Government
Temporary demountable structures - Guidance on - Institution of 1
procurement, design and use (Fourth Edition, 2017) Structural
Engineers
The Building Regulations 2004 Edition- England and - NHBC 1
Wales - Requirement A- Disproportionate Collapse

(Fire)
A simplified approach to alternative fire safety - The Scottish 2
strategies (2010) Government
Code of Practice on Sprinklers in Schools - British 2
Automatic Fire
Sprinkler
Association
Construction Products Directive, as amended by CE 89/106/EEC The European 2
Marking Directive (93/68/EEC) and Fixing and use of Commission
CE Marks Directive (93/465/EEC)
Defect Action Sheet (Design), Housing Defects DAS 8 BRE 2
Prevention Unit (1985)


Design, Construction, Specification and Fire - International 2
Management of Insulated Envelopes for Temperature Association of
Controlled Environments (2008) Cold storage
Construction
Design methodologies for smoke and heat exhaust BR 368 BRE 2
ventilation (1999).
EC Commission Decision 2000/147/EC on 8.2.00 2000/147/EC EC 2
implementing Council Directive 89/106/EEC
EC Commission Decision 94/611/EC implementing 94/611/EC EC 2
Council Directive 89/106/EEC
EC Commission Decision 96/603/EC implementing 96/603/EC EC 2
Council Directive 89/106/EEC
External Fire Spread: Building Separation and BR 187 BRE 2
Boundary Distances (1991)

Firecode, Edition 3, NHS Scotland Property and - NHS Scotland 2
Environment Forum (2003)
Fire Performance of external thermal insulation for BR 135 BRE 2
walls of multi-storey buildings (2013)
Fire Performance of Green Roofs and Walls (2013) Department of 2
Communities
and Local
Government
Fire safe design: A new approach to multi-storey steel P288 Steel 2
framed buildings (2000) Construction
Institute
Guide for Practitioners 6 - Conversion of traditional - Historic 2
buildings (2007) Scotland
Guide to Undertaking Technical Assessments of Fire - Passive Fire 2
Performance of Construction Products Based on Fire Protection
Test Evidence (2021) Forum
Hardware for Fire and Escape Doors - Issue 4: (2012) - Door and 2
Hardware
Federation / the
Guild of
Architectural
Ironmongers
International Fire Engineering Guidelines 2005 - Australian 2
Building Codes
Board
Loss Prevention Council - Rules for Automatic - LPC 2
Sprinkler Installations 2009 (Incorporating BS EN
12845)


Safety signs and signals: Guidance on Regulations - - Health and 2
The Health and Safety (Safety Signs and Signals) Safety
Regulations 1996. Executive
Single storey steel frame buildings in fire boundary P313 Steel 2
conditions (2002). Construction
Institute
Smoke shafts protecting fire-fighting shafts: their - BRE 2
performance and design (2002).
Technical memorandum TM19 (1995) - CIBSE 2
Vehicle finishing units fire and explosion hazards, PM25 Health and 2
Guidance Note (1981) Safety
Executive

(Environment)
Achieving air tightness GBG 67 BRE 3
Advice on Flues for Modern Open Flued Oil Fired Technical Oil Firing 3
Boilers (2001) Book 3 Technical
Association
Air Supply Requirements (2001) Technical Oil Firing 3
Book 3 Technical
Association
Assessment of the risk of environmental damage Technical Oil Firing 3
being caused by spillage from domestic oil storage Book 3 Technical
tanks (1999) Association
CIBSE Guide B: 1986: section B2 (1986) - CIBSE 3
Code of practice for ground floor, multi-storey and - Association for 3
underground car parks, section 4 (1994) Petroleum and
Explosives
Administration
Contaminants in soils, collation of toxicological data CLR 9 Environment 3
and intake values for humans Agency
Contaminated land exposure assessment (CLEA) CLR 10 The 3
model, technical basis and algorithms Environment
Agency
Continuous mechanical ventilation in dwellings: Digest 398 BRE 3
design, installation and operation (1994)
Control of legionella bacteria in water systems - HSE L8 Health and 3
approved code of practice Safety
Executive
Dangerous Substances Directive 76/464/EEC EC 3
Design Guidance on Flood Damage to Dwellings - The Scottish 3
(1996) Executive
Development and Flood Risk C624 CIRIA 3


Development of Contaminated Land - Planning PAN 33 Scottish 3
Advice Note Executive
Drainage Assessment: a guide for Scotland - SEPA 3
Fire Protection of Oil Storage Tanks (2001) Technical Oil Firing 3
Book 3 Technical
Association
Flows and Loads - 2, Code of practice - British Water 3
Garage installations (1999) Technical Oil Firing 3
Book 3 Technical
Association
Gas installation in timber frame and light steel framed IGE/UP/7 Institution of 3
buildings (2006) (Edition 2) Gas Engineers
Good Building Guide, Parts 1 and 2 GBG 42 BRE 3
Groundwater Directive 80/68/EEC The European 3
Commission
Guidance for the safe development of housing on National House 3
land affected by contamination (2000) Building Council
and
Environment
Agency
Harvesting Rainwater for domestic use - an The 3
information guide Environment
Agency
Housing For Varying Needs, 1999 Communities 3
Scotland
Installing Oil Supply Pipes Underground (2001) Technical Oil Firing 3
Book 3 Technical
Association
Improving the flood performance of new buildings Construction 3
(2007) Industry
Research and
Information
Association
(CIRIA)
Land contamination risk assessment tools: an Technical Environment 3
evaluation of some of the commonly used methods Report P260 Agency
Lifetime Homes Standards - Joseph 3
Rowntree
Foundation
Mound filter systems for domestic wastewater BR 478 BRE 3
National Waste Plan, 1999 - SEPA 3
Non-liquid saturated treatment systems (1999) NSF/ANSI 41- National 3
1999 Sanitation
Foundation
(USA)
Oil fired appliances and extract fans (1996) Technical Oil Firing 3
Book 3 Technical
Association


Oil Firing Equipment Standard – Flues for use with Oil Standard OFS Oil Firing 3
Fired Boilers with Outputs not above 50 kW (2001) E106 Technical
Association
Oil Firing Equipment Standard – Steel Oil Storage Technical Oil Firing 3
Tanks and Tank Bunds for use with Distillate Fuels, Standard OFS Technical
Lubrication Oils and Waste Oils (2002) T200 Association
Oil firing industry technical advice on fire valves Technical Oil Firing 3
Book 3 Technical
Association
Oil-fired appliance standard heating boilers with Applied Oil Firing 3
atomising burners, output up to 70kW and maximum Standards Technical
operating pressures of 3Bar (1998) A100 Association
Oil Firing Technical Association Applied Oil Firing 3
Standard OFS Technical
A101 Association
Passive stack ventilation systems (1994) IP 13/94 BRE 3
Performance of building materials in contaminated BR255 BRE 3
land (1994)
Planning and Building Standards Advice on Flooding PAN 69 The Scottish 3
Executive
Planning and Flooding, Scottish Planning Policy SPP7 The Scottish 3
(2003) Executive
Planning and Sustainable Urban Drainage Systems PAN61 The Scottish 3
Executive
Polyethylene oil tanks and bunds for distillate fuel Technical Oil Firing 3
(1999) Standard OFS Technical
T100 Association
Positioning of flue terminals Technical Oil Firing 3
Book 3 Technical
Association
Preparing for Floods (2003) - ODPM 3
Prevention of Environmental Pollution from - The Scottish 3
Agricultural Activity, Code of practice (2005) Executive
Priority contaminants report CLR 8 Environment 3
Agency
Radon: guidance on protection measures for new BR376 BRE 3
dwellings in Scotland (1999)
Radon in dwellings in Scotland:2008 Review and - Health 3
Atlas Protection
Agency (HPA)
Rainwater and greywater use in buildings: best C539 CIRIA 3
practice guidance
Reed beds, BRE Good Building Guide 42, Parts 1 GBG 42 BRE 3
and 2 (2000)
Roofs and roofing – performance, diagnosis, - BRE 3
maintenance, repair and avoidance of defects


Room heaters with atomising or vapourising burners Applied BRE 3
with or without boilers, heat output up to 25kW Standard
A102
Secondary model procedure for the development of R&D The 3
appropriate soil sampling strategies for land Technical Environment
contamination Report P5 Agency
Sewers for Scotland (2001) - Water 3
Research
Council
Soakaway design (1991) BRE Digest BRE 3
365
Spillage of flue gases from solid fuel combustion IP 7/94 BRE 3
appliances, Information Paper (1994)
Standards for the repair of buildings following flooding C623 CIRIA 3
Standards of Training in Safe Gas Installations, - Health and 3
Approved Code of practice Safety
Executive
SUDS Advice Note – Brownfield Sites - SEPA 3
Sustainable Urban Drainage Systems: Design Manual - CIRIA 3
for Scotland and Northern Ireland (2000)
Technical aspects of site investigation R&D The 3
Technical Environment
report P5 Agency
The official guide to approved solid fuel products and - HETAS 3
services (2004-2005)
Thermal Insulation: Avoiding Risks, Report (2002) BR 262 BRE 3
Underground storage tanks for liquid -hydrocarbons - The Scottish 3
Executive
Wastewater recycling/reuse and Water conservation NSF 41 National 3

devices (1996) Sanitation
Foundation
(USA)
Water Regulatory Advisory Scheme: Information and 9-02-04 WRAS 3
Guidance Note 9-02-05

(Safety)
Accessible Thresholds in New Housing - DETR 4
Building Sight (1995) - RNIB 4
Code for Lighting (2002) - CIBSE 4
Code of Practice 1: 'Bulk LPG Storage at Fixed - UKLPG 4
Installations - Part 4 - Buried / Mounded LPG Storage
Vessels, as amended


Installations - Part 1 – ‘Design, Installation and
Operation of Vessels Located Above Ground’, as
amended
Installations - Part 2 – ‘Small bulk Propane
Installations for Domestic and Similar Purposes’, as
amended
Code of Practice 24: 'Use of LPG cylinders': Part 1 - - UKLPG 4
The Use of Propane in Cylinders at Residential
Premises.
Guidance on the use of Tactile Paving Surfaces - The Scottish 4
(1998) Office/ DETR
Guidance to the Water Supply (Water Fittings) - DEFRA 4
Regulations 1999
Housing for Varying Needs, Parts 1 and 2 - Communities 4
Scotland
Inclusive Design - Planning Advice Note (2006) PAN 78 Scottish 4
Executive
Inclusive Mobility (2002) - Department for 4
Transport
Preventing hot water scalding in bathrooms: using IP 14/03 BRE 4
TMVs
Safety in window cleaning using portable ladders MISC 613 HSE 4
(2003)

(Noise)
Housing and sound insulation: Improving attached - Arcamedia 5
dwellings and designing for conversions (2006)
Planning and Noise, Planning Advice Note (1999) PAN56 The Scottish 5
Executive
Review of Sound Insulation Performance in Scottish - The Scottish 5
Domestic Construction Executive
Scottish House Condition Survey, Scottish Homes Communities 5
(1996 Scotland
Sound Advice on Noise: don’t suffer in silence (2001) The Scottish 5
Executive

(Energy)


Accredited Construction Details (Scotland) The Scottish 6
Government
A Practical Guide to Ductwork Leakage Testing DW/143 BESA 6
Assessing Condensation Risk and Heat loss at IP 12/94 BRE 6
Thermal Bridges around Openings (1994)
Assessing the Effects of Thermal Bridging at IP 1/06 BRE 6
Junctions and Around Openings
BSRIA Commissioning Guides (various) - BSRIA 6
Building Energy Metering TM 39 CIBSE 6
Building Log Book Toolkit (2006) TM 31 CIBSE 6
CIBSE Commissioning Codes (various) - CIBSE 6
CIBSE Guide (2006) Section A3 CIBSE 6
Code for Lighting - Society of Light 6
and Lighting
Conventions For Calculating Linear Thermal BR 497 BRE 6
Transmittance and Temperature Factors’
Conventions for U-value calculations (2006) BR 443 BRE 6
Design for Improved Solar Shading Control’ 2006 TM 37 CIBSE 6
Domestic Building Services Compliance Guide for - The Scottish 6
Scotland Government
Energy Efficiency Best Practice in Housing CE23 Energy Saving 6
publication - Effective use of insulation in dwellings, Trust
September 2003
Energy efficient lighting - guidance for installers and CE 61 Energy Saving 6
specifiers Trust
iSBEM User Guide - BRE 6
Low Energy Domestic Lighting GIL 20 Energy Saving 6
Trust
Measuring Air Permeability of Building Envelopes TSL1 ATTMA 6
Metal Cladding: assessing the performance of built-up IP 10/02 BRE 6
systems which use Z-spacers, Information Paper
Metal Cladding: U-value calculation: Assessing P312 Steel 6
thermal performance of built-up metal roof and wall Construction
cladding systems using rail and bracket spacers, Institute
2002
Non-Domestic Building Services Compliance Guide - The Scottish 6
for Scotland Government
Non-Domestic Lighting (2009) GBG 61 Part BRE 6
3
People and Lighting Controls IP 6/96 BRE 6
Reducing Overheating – A Designer’s Guide CE 129 BRE 6
SAP 2012 - The Scottish 6
Government
SBSA Technical Handbook - ‘Conservatories’ - The Scottish 6
Government


SBSA Technical Guide: ’U- values’ - The Scottish 6
Government
Selecting Lighting Controls Digest 498 BRE 6
Specification for Sheet Metal Ductwork DW/144 HVCA 6
Thermal Insulation: Avoiding Risks, Report (2002) BR 262 BRE 6

(Sustainability)
CIBSE Guide: An Environmental Design (2006) - CIBSE 7
BRE Digest 309, 310: Estimating daylight in buildings - BRE 7
Code of Practice: Electric Vehicle Charging - IET 7
Equipment Installation (2020).
Guidelines on the Positioning and Colour Coding of - National Joint 7
Underground Utilities’ Apparatus (2013). Utilities Group

Table of Contents
Page 605 Applicable from
Applicable from 1 April 2024
Table of Contents
Section 0 - General ............................................................................................................ 3
0.1 Application ........................................................................................................................................3
0.1.1 Introduction .................................................................................................................................3
0.1.2 The Building (Scotland) Regulations 2004 .................................................................................4
0.1.3 The building standards system .................................................................................................4
0.1.4 Status of Technical Handbooks ..................................................................................................5
0.1.5 Alternative solutions ....................................................................................................................6
0.1.6 Domestic and non-domestic buildings ........................................................................................6
0.1.7 Latest changes ...........................................................................................................................6
0.1.8 Updating......................................................................................................................................7
0.1.9 Arrangement of Section 0 ...........................................................................................................7
0.1.10 Certification .............................................................................................................................7
0.2 Citation, commencement and interpretation..................................................................................8
Regulations 1 & 2 .....................................................................................................................................8
0.2.1 Explanation of Regulation 1 ........................................................................................................8
0.2.2 Explanation of Regulation 2 ................................................................................................... 11
0.3 Exempted buildings and services, fittings and equipment ....................................................... 13
Regulation 3 .......................................................................................................................................... 13
0.3.1 Explanation .............................................................................................................................. 13
0.3.2 Schedule 1 ............................................................................................................................... 14
0.4 Changes in the occupation or use of a building that cause the regulations to apply ............ 19
Regulation 4 .......................................................................................................................................... 19
0.4.1 Explanation .............................................................................................................................. 19
0.4.2 Schedule 2 ............................................................................................................................... 20
0.5 Buildings work, services, fittings and equipment not requiring a warrant ............................. 22
Regulation 5 .......................................................................................................................................... 22
0.5.1 Explanation .............................................................................................................................. 22
0.5.2 Schedule 3 ............................................................................................................................... 24
0.6 Limited life buildings ..................................................................................................................... 30
Regulation 6 .......................................................................................................................................... 30
0.6.1 Explanation .............................................................................................................................. 30
0.7 Measurements ................................................................................................................................ 31
Regulation 7 .......................................................................................................................................... 31
0.7.1 Explanation .............................................................................................................................. 31
0.7.2 Schedule 4 ............................................................................................................................... 31
0.8 Durability, workmanship and fitness of materials ...................................................................... 32
Regulation 8 .......................................................................................................................................... 32
0.8.1 Explanation .............................................................................................................................. 33
0.8.2 Explanation of terms ................................................................................................................ 34
0.8.3 Performance ............................................................................................................................ 35
0.8.4 Materials .................................................................................................................................. 36
0.8.5 Ways of establishing the fitness of materials .......................................................................... 36
0.8.6 Short lived materials ................................................................................................................ 38
0.8.7 Materials susceptible to change in their properties .................................................................. 38
0.8.8 Ways of establishing the suitability of workmanship ................................................................ 38
0.8.9 Certification .............................................................................................................................. 40
0.9 Building standards applicable to construction ........................................................................... 41
Regulation 9 .......................................................................................................................................... 41
0.9.1 Explanation .............................................................................................................................. 41
0.9.2 Schedule 5 ............................................................................................................................... 41
0.10 Building standards applicable to demolition .......................................................................... 42
Regulation 10 ........................................................................................................................................ 42
0.10.1 Explanation ......................................................................................................................... 42
0.11 Building standards applicable to the provision of services, fittings and equipment ....... 43
Regulation 11 ........................................................................................................................................ 43
0.11.1 Explanation ......................................................................................................................... 43
0.12 Building standards applicable to conversions ....................................................................... 44
Regulation 12 ........................................................................................................................................ 44

0.12.1 Explanation .......................................................................................................................... 44

0.12.2 Schedule 6 ........................................................................................................................... 44
0.13 Provision of protective works .................................................................................................. 46
Regulation 13 ........................................................................................................................................ 46
0.13.1 Explanation .......................................................................................................................... 47
0.14 Clearing of footpaths................................................................................................................. 48
Regulation 14 ........................................................................................................................................ 48
0.14.1 Explanation .......................................................................................................................... 48
0.15 Securing of unoccupied and partially completed buildings ................................................. 49
Regulation 15 ........................................................................................................................................ 49
0.15.1 Explanation .......................................................................................................................... 49
0.16 Relaxations ................................................................................................................................. 50
Regulation 16 ........................................................................................................................................ 50
0.16.1 Explanation .......................................................................................................................... 50
0.17 Continuing Requirements ......................................................................................................... 51
Regulation 17 ........................................................................................................................................ 51
0.17.1 Explanation .......................................................................................................................... 51
0.17.2 Implementation .................................................................................................................... 51
0.17.3 Procedures to be followed ................................................................................................... 52
0.17.4 Provision of information to owners and occupiers ............................................................... 53
0.17.5 Other legislative requirements ............................................................................................. 53
Section 1 - Structure ........................................................................................................ 55
1.0 Introduction .................................................................................................................................... 55
1.0.1 Background .............................................................................................................................. 55
1.0.2 Aims ......................................................................................................................................... 55
1.0.3 Latest changes ........................................................................................................................ 56
1.0.4 Relevant legislation .................................................................................................................. 56
1.0.5 Alternative approaches ............................................................................................................ 57
1.0.6 Annex ....................................................................................................................................... 57
1.0.7 Certification .............................................................................................................................. 58
1.1 Structure ......................................................................................................................................... 59
Mandatory Standard ............................................................................................................................. 59
1.1.0 Introduction .............................................................................................................................. 59
1.1.1 General .................................................................................................................................... 60
1.1.2 Loading .................................................................................................................................... 60
1.1.3 Design and construction .......................................................................................................... 60
1.1.4 Nature of the ground ................................................................................................................ 61
1.1.5 Stability of existing buildings .................................................................................................... 62
1.2 Disproportionate Collapse ............................................................................................................ 63
Mandatory Standard .............................................................................................................................. 63
1.2.0 Introduction .............................................................................................................................. 63
1.2.1 Disproportionate collapse ........................................................................................................ 64
1.2.2 Determine building risk group .................................................................................................. 64
1.2.3 Assess additional measures .................................................................................................... 65
1.2.4 Design and construct additional measures ............................................................................. 66
1.2.5 Other sources of guidance ...................................................................................................... 66
Annex 1.A Structural Design Standards ............................................................................................ 67
1.A.0 Introduction .............................................................................................................................. 67
1.A.1 Structural Design Standards [1]............................................................................................... 67
Section 2 - Fire ................................................................................................................. 73
2.0 Introduction .................................................................................................................................... 73
2.0.1 Background .............................................................................................................................. 73
2.0.2 Aims ......................................................................................................................................... 73
2.0.3 Scope ....................................................................................................................................... 74
2.0.4 Method of measurement .......................................................................................................... 74
2.0.5 Latest changes ........................................................................................................................ 75
2.0.6 Explanation of terms ................................................................................................................ 76
2.0.7 Alternative approaches ............................................................................................................ 77
2.0.8 Relevant legislation .................................................................................................................. 80
2.0.9 Annexes ................................................................................................................................... 82
2.0.10 Independent third party certification and accreditation ........................................................ 82

2.1 Compartmentation ......................................................................................................................... 84

2.1.0 Introduction .............................................................................................................................. 84
2.2 Separation ...................................................................................................................................... 85
2.2.0 Introduction .............................................................................................................................. 85
2.2.1 Dwellings in different occupation ............................................................................................. 85
2.2.2 Dwellings with common occupation......................................................................................... 85
2.2.3 Separation between domestic and non-domestic buildings ..................................................... 85
2.2.4 Domestic garages .................................................................................................................... 86
2.2.5 Lift wells ................................................................................................................................... 86
2.2.6 Combustibility........................................................................................................................... 86
2.2.7 High rise domestic buildings .................................................................................................... 87
2.2.8 Supporting structure ................................................................................................................ 87
2.2.9 Openings and service penetrations ......................................................................................... 87
2.2.10 Junctions .............................................................................................................................. 89
2.3 Structural protection ..................................................................................................................... 91
2.3.0 Introduction .............................................................................................................................. 91
2.3.1 Element of structure ................................................................................................................. 91
2.3.2 Combustibility........................................................................................................................... 92
2.3.5 Junctions .................................................................................................................................. 93
2.4 Cavities ........................................................................................................................................... 94
2.4.0 Introduction .............................................................................................................................. 94
2.4.1 Cavity barriers .......................................................................................................................... 94
2.4.2 Dividing up cavities .................................................................................................................. 95
2.4.3 Fire resisting ceilings as an alternative to cavity barriers ........................................................ 95
2.4.4 Cavities in external walls of domestic buildings with a storey at a height of 11 m or more
above the ground................................................................................................................................... 96
2.4.7 Junctions .................................................................................................................................. 96
2.5 Internal linings ............................................................................................................................... 97
2.5.0 Introduction .............................................................................................................................. 97
2.5.1 Internal linings .......................................................................................................................... 97
2.5.2 Assessment of linings .............................................................................................................. 97
2.5.3 Plastic glazing .......................................................................................................................... 98
2.5.4 Thermoplastic material ............................................................................................................ 98
2.5.5 Thermoplastic materials in ceilings.......................................................................................... 99
2.5.6 Thermoplastic materials in rooflights ....................................................................................... 99
2.5.7 Thermoplastic materials in light fittings with diffusers .............................................................. 99
2.5.8 Sandwich panels .................................................................................................................... 102
2.6 Spread to neighbouring buildings ............................................................................................. 103
Mandatory Standard ............................................................................................................................ 103
2.6.0 Introduction ............................................................................................................................ 103
2.6.1 Fire resistance duration of external walls .............................................................................. 103
2.6.2 Unprotected area ................................................................................................................... 104
2.6.3 The simple geometry method ................................................................................................ 104
2.6.4 External wall cladding ............................................................................................................ 105
2.6.5 Combustibility......................................................................................................................... 106
2.6.6 Supporting structure .............................................................................................................. 106
2.7 Spread on external walls ............................................................................................................ 107
2.7.0 Introduction ............................................................................................................................ 107
2.7.1 External wall cladding systems .............................................................................................. 108
2.7.2 Specified attachments ........................................................................................................... 109
2.8 Spread from neighbouring buildings ........................................................................................ 110

2.8.0 Introduction ............................................................................................................................ 110

2.8.1 Roof coverings ....................................................................................................................... 110
2.9 Escape .......................................................................................................................................... 112
2.9.0 Introduction ............................................................................................................................ 112
2.9.1 Escape within dwellings - general principles ......................................................................... 113
2.9.2 Escape within dwellings - options .......................................................................................... 114
2.9.3 Escape within dwellings - basement storeys ........................................................................ 118
2.9.4 Escape within dwellings - escape windows........................................................................... 118
2.9.5 Escape within dwellings - protected enclosure ..................................................................... 119
2.9.6 Escape within dwellings - alternative exits ............................................................................ 119
2.9.7 Escape within dwellings - open plan option with suppression and enhanced early warning 120
2.9.8 Escape within dwellings - ducted heating and ventilation systems ....................................... 120
2.9.9 Escape routes - general principles ........................................................................................ 121
2.9.10 Escape routes - options ..................................................................................................... 121
2.9.11 Escape routes - basement storeys .................................................................................... 125
2.9.12 Escape routes - protected zones ....................................................................................... 125
2.9.13 Escape routes - protected lobbies ..................................................................................... 125
2.9.14 Escape routes - smoke ventilation .................................................................................... 126
2.9.15 Escape routes - natural smoke ventilation ........................................................................ 127
2.9.16 Escape routes - mechanical smoke ventilation ................................................................. 128
2.9.17 Escape routes - mixed use buildings ................................................................................. 128
2.9.18 Escape routes - fire hazard rooms and services .............................................................. 129
2.9.19 Escape routes - construction of escape stairs .................................................................. 130
2.9.20 Escape routes - openings .................................................................................................. 130
2.9.21 Escape routes - junctions .................................................................................................. 130
2.9.22 Escape routes - external escape routes and escape stairs ............................................... 130
2.9.23 Escape routes - open access balconies ............................................................................ 131
2.9.24 Escape routes - refuge within buildings ............................................................................ 132
2.10 Escape lighting ........................................................................................................................ 133
2.10.0 Introduction ........................................................................................................................ 133
2.10.1 Escape route lighting ......................................................................................................... 133
2.10.2 Protected circuits ............................................................................................................... 133
2.10.3 Emergency lighting ............................................................................................................ 133
2.11 Communication ........................................................................................................................ 135
2.11.0 Introduction ........................................................................................................................ 135
2.11.1 Fire detection and fire alarm systems ............................................................................... 135
2.11.2 Choice of fire detector........................................................................................................ 136
2.11.3 Optical smoke alarms ........................................................................................................ 137
2.11.4 Ionisation smoke alarms .................................................................................................... 137
2.11.5 Multi sensor alarms ............................................................................................................ 137
2.11.6 Heat alarms........................................................................................................................ 138
2.11.7 Siting of fire detectors ........................................................................................................ 138
2.11.8 Grade of fire detection and fire alarm system ................................................................... 139
2.11.9 Wiring and power ............................................................................................................... 139
2.11.10 Radio linked systems ......................................................................................................... 140
2.12 Fire and rescue service access ............................................................................................. 141
2.12.0 Introduction ........................................................................................................................ 141
2.12.1 Vehicle access provision ................................................................................................... 141
2.12.2 Vehicle access routes ........................................................................................................ 142
2.12.3 Operating spaces for high reach appliances ..................................................................... 142
2.12.4 Access for fire and rescue service personnel ................................................................... 143
2.13 Fire and rescue service water supply ................................................................................... 144
2.13.0 Introduction ........................................................................................................................ 144
2.13.1 Fire and rescue service water supply ................................................................................ 144
2.13.2 Public water supply ............................................................................................................ 144
2.13.3 Alternative water supply..................................................................................................... 145
2.14 Fire and rescue service facilities .................................................................................................. 146


2.14.0 Introduction ........................................................................................................................ 146
2.14.1 Fire and rescue service facilities ....................................................................................... 147
2.14.2 Number and type of facilities ............................................................................................. 147
2.14.3 Fire-fighting stairs .............................................................................................................. 149
2.14.4 Fire-fighting lifts ................................................................................................................. 150
2.14.5 Fire-fighting lobbies ........................................................................................................... 151
2.14.6 Heat and smoke control ..................................................................................................... 152
2.14.7 Fire mains .......................................................................................................................... 153
2.14.8 Evacuation alert system for use by the fire and rescue service......................................... 154
2.14.9 Storey identification signs and dwelling indicator signs ..................................................... 156
2.15 Automatic fire suppression systems .................................................................................... 158
2.15.0 Introduction ........................................................................................................................ 158
2.15.1 Automatic fire suppression systems ................................................................................. 159
2.15.2 Sheltered housing complexes ........................................................................................... 160
2.15.3 Buildings Containing Flats and Maisonettes ..................................................................... 160
2.15.4 Social Housing Dwellings .................................................................................................. 160
2.15.5 Water supply ...................................................................................................................... 160
Annex 2.A Resistance to fire ............................................................................................................. 162
2.A.0 Introduction ............................................................................................................................ 162
2.A.1 Fire resistance duration ......................................................................................................... 162
2.A.2 British Standards and associated specifications ................................................................... 162
2.A.3 Harmonised European Standards ......................................................................................... 163
Annex 2.B Reaction to fire ................................................................................................................. 167
2.B.0 Introduction ............................................................................................................................ 167
2.B.1 Reaction to fire classification ................................................................................................. 167
2.B.2 Harmonised European Standards ......................................................................................... 168
2.B.3 Classified without Testing ...................................................................................................... 169
Annex 2.C Vulnerability of roof coverings ....................................................................................... 170
2.C.0 Introduction ............................................................................................................................ 170
2.C.1 Vulnerability of roof coverings ............................................................................................... 170
2.C.2 British Standards and associated specifications ................................................................... 170
2.C.3 Harmonised European Standards ......................................................................................... 171
Section 3 - Environment ................................................................................................ 175
3.0 Introduction .................................................................................................................................. 175
3.0.1 Background ............................................................................................................................ 175
3.0.2 Aims ....................................................................................................................................... 176
3.0.3 Latest changes ...................................................................................................................... 176
3.0.4 Relevant legislation ................................................................................................................ 177
3.0.5 Certification ............................................................................................................................ 177
3.1 Site preparation – harmful and dangerous substances .......................................................... 178
3.1.0 Introduction ............................................................................................................................ 178
3.1.1 Preparation of a site............................................................................................................... 179
3.1.2 Harmful or dangerous substances......................................................................................... 179
3.1.3 Hazard identification and assessment ................................................................................... 179
3.1.4 Development on land that may be contaminated ................................................................. 181
3.1.5 Land not initially identified as being contaminated ................................................................ 181
3.1.6 Risk management techniques ............................................................................................... 182
3.1.7 Housing on land affected by contamination .......................................................................... 183
3.1.8 Re-development of industrial land ......................................................................................... 183
3.1.9 Risks to construction materials and services ........................................................................ 183
3.2 Site preparation – protection from radon gas ........................................................................... 185
3.2.0 Introduction ............................................................................................................................ 185
3.2.1 Radon probability areas ......................................................................................................... 185
3.2.2 Protection from radon gas ..................................................................................................... 186
3.3 Flooding and groundwater ......................................................................................................... 187
3.3.0 Introduction ............................................................................................................................ 187
3.3.1 Groundwater .......................................................................................................................... 188

3.3.2 Flood risk assessment ........................................................................................................... 188

3.3.3 Resilient construction in flood risk areas ............................................................................... 188
3.4 Moisture from the ground ........................................................................................................... 190
3.4.0 Introduction ............................................................................................................................ 190
3.4.1 Treatment of building elements adjacent to the ground ......................................................... 190
3.4.2 Ground supported concrete floors ......................................................................................... 191
3.4.3 Suspended concrete floors .................................................................................................... 191
3.4.4 Suspended timber floors ......................................................................................................... 192
3.4.5 Walls at or near ground level ................................................................................................. 192
3.4.6 Floors at or near ground level ............................................................................................... 192
3.4.7 Structures below ground, including basements .................................................................... 192
3.5 Existing drains ............................................................................................................................. 193
3.5.0 Introduction ............................................................................................................................ 193
3.5.1 Existing drains........................................................................................................................ 193
3.5.2 Re-routing of drains ............................................................................................................... 193
3.5.3 Re-construction of drains ....................................................................................................... 194
3.5.4 Drains passing through structures ......................................................................................... 194
3.5.5 Sealing disused drains........................................................................................................... 194
3.6 Surface water drainage ............................................................................................................... 195
3.6.0 Introduction ............................................................................................................................ 195
3.6.1 Surface water drainage from dwellings ................................................................................. 196
3.6.2 Surface water drainage of paved surfaces ............................................................................ 196
3.6.3 Surface water discharge ........................................................................................................ 196
3.6.4 Sustainable Urban Drainage Systems .................................................................................. 197
3.6.5 Soakaway single dwellings and extensions .......................................................................... 198
3.6.6 Surface water run-off from small paved areas ...................................................................... 198
3.6.7 Rainwater harvesting ............................................................................................................. 198
3.6.8 Traditional drainage systems ................................................................................................. 199
3.6.9 Discharges into a drainage system ....................................................................................... 199
3.6.10 Testing ............................................................................................................................... 199
3.7 Wastewater drainage ................................................................................................................... 200
3.7.0 Introduction ............................................................................................................................ 200
3.7.1 Sanitary pipework .................................................................................................................. 201
3.7.2 Sanitary appliances below flood level ................................................................................... 201
3.7.3 Drainage system outside a building ...................................................................................... 202
3.7.4 Connection to a public sewer ................................................................................................ 202
3.7.5 Combined sewers .................................................................................................................. 202
3.7.6 Conversions and extensions ................................................................................................. 203
3.7.7 Sewers intended for vesting .................................................................................................. 203
3.7.8 Ventilation of a drainage system ........................................................................................... 203
3.7.9 Testing ................................................................................................................................... 203
3.7.10 Wastewater discharge ....................................................................................................... 203
3.8 Private wastewater treatment systems – treatment plants ...................................................... 204
3.8.0 Introduction ............................................................................................................................ 204
3.8.1 Treatment plants .................................................................................................................... 204
3.8.2 Treatment plant covers .......................................................................................................... 205
3.8.3 Inspection and sampling ........................................................................................................ 205
3.8.4 Location of a treatment plant ................................................................................................. 205
3.8.5 Discharges from septic tanks and treatment plants............................................................... 206
3.8.6 Access for desludging............................................................................................................ 206
3.8.7 Labelling................................................................................................................................. 206
3.9 Private wastewater treatment systems – infiltration systems ................................................. 207
3.9.0 Introduction ............................................................................................................................ 207
3.9.1 Assessing the suitability of the ground .................................................................................. 207
3.9.2 Design of infiltration fields ...................................................................................................... 209
3.9.3 Greywater disposal ................................................................................................................ 210

3.9.4 Location of infiltration fields – pollution ................................................................................. 211

3.9.5 Location of infiltration fields – damage to buildings ............................................................... 211
3.10 Precipitation ............................................................................................................................. 212
3.10.0 Introduction ........................................................................................................................ 212
3.10.1 General provisions ............................................................................................................. 213
3.10.2 Wall constructions (solid, masonry) ................................................................................... 214
3.10.3 Wall constructions (cavity, masonry) ................................................................................. 215
3.10.4 Extensions ......................................................................................................................... 216
3.10.5 Wall constructions (framed) ............................................................................................... 216
3.10.6 Ventilation of wall cavities .................................................................................................. 217
3.10.7 Roof constructions (flat) ..................................................................................................... 218
3.10.8 Roof constructions (pitched) .............................................................................................. 219
3.11 Facilities in dwellings .............................................................................................................. 221
3.11.0 Introduction ........................................................................................................................ 221
3.11.1 Apartments ......................................................................................................................... 222
3.11.2 Enhanced apartment ......................................................................................................... 222
3.11.3 Kitchens ............................................................................................................................. 223
3.11.4 Height of activity spaces .................................................................................................... 224
3.11.5 Alterations and extensions ................................................................................................ 224
3.11.6 Drying of washing .............................................................................................................. 224
3.12 Sanitary facilities ..................................................................................................................... 226
3.12.0 Introduction ........................................................................................................................ 226
3.12.1 Sanitary provision .............................................................................................................. 227
3.12.2 Waterless closets ............................................................................................................... 227
3.12.3 Accessible sanitary accommodation ................................................................................. 227
3.12.4 Access to sanitary accommodation ................................................................................... 231
3.12.5 Alteration and extensions .................................................................................................. 231
3.13 Heating ...................................................................................................................................... 233
3.13.0 Introduction ........................................................................................................................ 233
3.13.1 Heating recommendations ................................................................................................. 233
3.13.2 Alternative heating systems ............................................................................................... 234
3.14 Ventilation................................................................................................................................. 235
3.14.0 Introduction ........................................................................................................................ 235
3.14.1 Ventilation generally ........................................................................................................... 236
3.14.2 Ventilation of dwellings ....................................................................................................... 237
3.14.3 Provision for purge ventilation ............................................................................................. 238
3.14.4 Natural ventilation (with intermittent mechanical extract) ...................................................... 239
3.14.5 Continuous mechanical extract ventilation ........................................................................... 241
3.14.6 Continuous mechanical supply and extract ventilation ......................................................... 242
3.14.7 Ventilation awareness in dwellings ...................................................................................... 243
3.14.8 Commissioning and written information............................................................................... 244
3.14.9 Ventilation of conservatories ............................................................................................... 244
3.14.10 Ventilation of areas designated for drying of washing........................................................... 245
3.14.11 Conservatories and extensions built over existing windows ................................................. 245
3.14.12 Control of legionellosis ....................................................................................................... 246
3.14.13 Ventilation ofgarages ......................................................................................................... 246
3.15 Condensation ........................................................................................................................... 247
3.15.0 Introduction ........................................................................................................................ 247
3.15.1 Condensation ..................................................................................................................... 247
3.15.2 Control of humidity ............................................................................................................. 248
3.15.3 Control of condensation in roofs ........................................................................................ 248
3.15.4 Surface condensation – thermal bridging .......................................................................... 248
3.15.5 Interstitial condensation ..................................................................................................... 249
3.15.6 Roof constructions (flat) ..................................................................................................... 249
3.15.7 Roof constructions (pitched) .............................................................................................. 249
3.16 Natural lighting ........................................................................................................................ 251


3.16.0 Introduction ........................................................................................................................ 251
3.16.1 Natural lighting provision ................................................................................................... 251
3.16.2 Conservatories ................................................................................................................... 251
3.16.3 Extensions ......................................................................................................................... 251
3.17 Combustion appliances – safe operation ............................................................................ 253
3.17.0 Introduction ........................................................................................................................ 253
3.17.1 Combustion appliance installations generally ................................................................... 254
3.17.2 Large combustion appliance installations.......................................................................... 254
3.17.3 Small combustion appliance installations .......................................................................... 254
3.17.4 Solid fuel appliance installations ........................................................................................ 254
3.17.5 Oil-firing appliance installations ......................................................................................... 255
3.17.6 Gas-fired appliance installations ........................................................................................ 255
3.17.7 Labelling............................................................................................................................. 256
3.17.8 Extract fans ........................................................................................................................ 256
3.18 Combustion appliances – protection from combustion products ..................................... 258
3.18.0 Introduction ........................................................................................................................ 258
3.18.1 Chimneys generally ........................................................................................................... 259
3.18.2 Chimney designations ....................................................................................................... 260
3.18.3 Masonry chimneys ............................................................................................................. 261
3.18.4 Metal chimneys .................................................................................................................. 262
3.18.5 Flue-pipes .......................................................................................................................... 262
3.18.6 Flue liners .......................................................................................................................... 263
3.19 Combustion appliances – relationship to combustible materials ...................................... 265
3.19.0 Introduction ........................................................................................................................ 265
3.19.1 Relationship of masonry chimneys to combustible material .............................................. 265
3.19.2 Relationship of system chimneys to combustible material ................................................ 266
3.19.3 Relationship of metal chimneys to combustible material ................................................... 267
3.19.4 Relationship of flue-pipes to combustible material ............................................................ 268
3.19.5 Relationship of solid fuel appliance to combustible material ............................................. 268
3.19.6 Relationship of oil-firing appliance to combustible material ............................................... 270
3.19.7 Relationship of gas-fired appliance to combustible material .............................................. 271
3.19.8 Relationship of hearths to combustible material ............................................................... 273
3.19.9 Fireplace recesses ............................................................................................................. 274
3.20 Combustion appliances – removal of products of combustion .......................................... 275
3.20.0 Introduction ........................................................................................................................ 275
3.20.1 Chimney and flue-pipe serving appliance burning any fuel ............................................... 276
3.20.2 Chimneys and flue-pipes serving solid fuel appliances ..................................................... 276
3.20.3 Chimneys and flue-pipes serving oil-firing appliances ...................................................... 276
3.20.4 Chimneys and flue-pipes serving gas-fired appliances ..................................................... 277
3.20.5 Oil-firing appliances in bathrooms and bedrooms .............................................................. 277
3.20.6 Gas-fired appliances in bathrooms and bedrooms ............................................................ 277
3.20.7 Protection of metal chimneys ............................................................................................ 277
3.20.8 Size of flues – solid fuel appliances .................................................................................. 278
3.20.9 Size of flues – oil-firing appliances .................................................................................... 280
3.20.10 Size of flues – gas-fired appliances ................................................................................... 280
3.20.11 Design of flues ................................................................................................................... 280
3.20.12 Openings in flues ............................................................................................................... 281
3.20.13 Access to flues ................................................................................................................... 281
3.20.14 Location of metal chimneys ............................................................................................... 282
3.20.15 Terminal discharges at low level ....................................................................................... 282
3.20.16 Terminal discharge from condensing boilers .................................................................... 282
3.20.17 Solid fuel appliance flue outlets ......................................................................................... 282
3.20.18 Oil-firing appliance flue outlets .......................................................................................... 283
3.20.19 Gas-fired appliance flue outlets ......................................................................................... 285
3.20.20 Carbon monoxide detection ............................................................................................... 288
3.21 Combustion appliances – air for combustion ...................................................................... 290

3.21.0 Introduction ........................................................................................................................ 290

3.21.1 Supply of air for combustion generally .............................................................................. 290
3.21.2 Supply of air for combustion to solid fuel appliances ......................................................... 291
3.21.3 Supply of air for combustion to oil-firing appliances .......................................................... 291
3.21.4 Supply of air for combustion to gas-fired appliances ......................................................... 291
3.21.5 Flue-less gas heating appliances ...................................................................................... 292
3.22 Combustion appliances – air for cooling ............................................................................. 293
3.22.0 Introduction ........................................................................................................................ 293
3.22.0 Appliance compartments ................................................................................................... 293
3.22.1 Supply of air for cooling to oil-firing appliances ................................................................ 293
3.22.2 Supply of air for cooling to gas-fired appliances ............................................................... 293
3.23 Fuel storage – protection from fire ........................................................................................ 294
3.23.0 Introduction ........................................................................................................................ 294
3.23.1 Separation of oil tanks from buildings and boundaries ...................................................... 295
3.23.2 Additional fire protection .................................................................................................... 296
3.23.3 Storage within a building ................................................................................................... 296
3.23.4 Bulk storage of woody biomass fuel .................................................................................. 296
3.24 Fuel storage – containment .................................................................................................... 298
3.24.0 Introduction ........................................................................................................................ 298
3.24.1 Construction of oil storage tanks ....................................................................................... 299
3.24.2 Installation of oil storage tanks .......................................................................................... 299
3.24.3 Secondary containment ..................................................................................................... 299
3.24.4 Storage containers for solid biomass fuel ......................................................................... 300
3.25 Solid waste storage ................................................................................................................. 302
3.25.0 Introduction ........................................................................................................................ 302
3.25.1 Solid waste storage point .................................................................................................. 303
3.25.2 Enclosed storage ............................................................................................................... 303
3.25.3 Solid waste collection point ............................................................................................... 303
3.25.4 Provision for washing down ............................................................................................... 303
3.25.5 Security against vermin ..................................................................................................... 303
3.26 Dungsteads and farm effluent tanks ..................................................................................... 304
3.26.0 Introduction ........................................................................................................................ 304
3.26.1 Construction of dungsteads and farm effluent tanks ......................................................... 305
3.26.2 Location of dungsteads and farm effluent tanks ............................................................... 305
3.26.3 Safety of dungsteads and farm effluent tanks .................................................................. 305
3.27 Water efficiency ....................................................................................................................... 306
3.27.0 Introduction ........................................................................................................................ 306
3.27.1 Water use........................................................................................................................... 306
3.27.2 Water efficient fittings ........................................................................................................ 307
3.28 Overheating risk ....................................................................................................................... 308
3.20.0 Introduction ........................................................................................................................ 308
3.28.1 Options for assessing and mitigating overheating risk. ......................................................... 309
3.28.2 Simple method.................................................................................................................... 309
3.28.3 Dynamic Thermal Analysis modelling................................................................................... 310
3.28.4 Practicality of mitigation measures ...................................................................................... 311
3.28.5 WrittenInformation ............................................................................................................. 312
Annex 3A Domestic Ventilation Guide ............................................................................................ 313
3.A.0 Introduction ............................................................................................................................ 313
3.A.1 Purpose of This Document ..................................................................................................... 313
3.A.2 Ventilation in Buildings ............................................................................................................ 313
3.A.3 Purpose ProvidedVentilation ................................................................................................. 315
3.A.4 Ventilation Design Pre- and Post-Construction. ....................................................................... 316
3.A.5 Natural Ventilationwith Intermittent MechanicalExtract – Installation and Commissioning ....... 317
3.A.6 Continuous Mechanical Extract Ventilation – Installation and Commissioning .......................... 320
3.A.7 Continuously Operating Balanced Supply and Extract Ventilation – Installation and

Commissioning .................................................................................................................................... 325

3.A.8 Ventilation Ductwork ............................................................................................................... 329
3.A.9 Carbon Dioxide Monitoring Equipment .................................................................................... 332
3.A.10 Example format - information to the home occupieron use and interpretation of CO2 monitoring
equipment ........................................................................................................................................... 335
Section 4 - Safety ........................................................................................................... 339
4.0 Introduction .................................................................................................................................. 339
4.0.1 Background ............................................................................................................................ 339
4.0.2 Aims ....................................................................................................................................... 340
4.0.3 Latest changes ...................................................................................................................... 340
4.0.5 Certification ............................................................................................................................ 341
4.1 Access to buildings ..................................................................................................................... 342
4.1.0 Introduction ............................................................................................................................ 342
4.1.1 Accessible car parking to flats or maisonettes...................................................................... 343
4.1.2 Car parking within the curtilage of a dwelling ....................................................................... 344
4.1.3 Accessible routes ................................................................................................................... 344
4.1.4 Surface to accessible routes ................................................................................................. 345
4.1.5 Length of accessible routes ................................................................................................... 345
4.1.6 Width of accessible routes ..................................................................................................... 345
4.1.7 Accessible entrances ............................................................................................................. 346
4.1.8 Common entrances ............................................................................................................... 347
4.1.9 Accessible thresholds ............................................................................................................ 347
4.1.10 Alteration and extension .................................................................................................... 348
4.2 Access within buildings .............................................................................................................. 349
4.2.0 Introduction ............................................................................................................................ 349
4.2.1 Horizontal circulation in common areas of domestic buildings .............................................. 350
4.2.2 Floor surfaces in common areas of domestic buildings ........................................................ 350
4.2.3 Lobbies in common areas of domestic buildings ................................................................. 351
4.2.4 Doors within common areas of a domestic building .............................................................. 351
4.2.5 Vertical circulation in common areas of domestic buildings .................................................. 352
4.2.6 Accessibility within a storey of a dwelling .............................................................................. 353
4.2.7 Access between storeys in a dwelling ................................................................................... 354
4.2.8 Unassisted access between storeys in a dwelling ............................................................... 354
4.2.9 Split level storeys ................................................................................................................... 355
4.2.10 Dwellings with limited entrance storey accommodation .................................................... 355
4.2.11 Alterations and extensions ................................................................................................ 356
4.3 Stairs and ramps .......................................................................................................................... 357
4.3.0 Introduction ............................................................................................................................ 357
4.3.1 Measurement for stairs .......................................................................................................... 358
4.3.2 Rise, going, tread and pitch of stairs ..................................................................................... 358
4.3.3 Width of stair flights and landings .......................................................................................... 359
4.3.4 Number of rises in a flight ...................................................................................................... 360
4.3.5 Risers and treads ................................................................................................................... 361
4.3.6 Stair landings ......................................................................................................................... 361
4.3.7 Warning surfaces to landings of external steps .................................................................... 362
4.3.8 Stair landings serving outward opening fully glazed doors .................................................... 363
4.3.9 Stair flights consisting of both straight and tapered treads .................................................... 363
4.3.10 Stair flights consisting wholly of tapered treads ............................................................... 364
4.3.11 Pedestrian ramps ............................................................................................................... 365
4.3.12 Width of ramps flights ........................................................................................................ 365
4.3.13 Ramp landings ................................................................................................................... 365
4.3.14 Handrails to stairs and ramps ............................................................................................ 366
4.3.15 Height of handrails ............................................................................................................. 367
4.3.16 Headroom on stairs and ramps ......................................................................................... 367
4.3.17 Industrial stairs and fixed ladders ...................................................................................... 367
4.4 Pedestrian protective barriers.................................................................................................... 369

4.4.0 Introduction ............................................................................................................................ 369

4.4.1 Location of pedestrian protective barriers ............................................................................. 369
4.4.2 Design of pedestrian protective barriers ............................................................................... 370
4.4.3 Guarding to the edge of ramps .............................................................................................. 371
4.5 Electrical safety ........................................................................................................................... 372
4.5.0 Introduction ............................................................................................................................ 372
4.5.1 Electrical installations ............................................................................................................ 373
4.5.2 Extra-low voltage installations ............................................................................................... 373
4.5.3 Installations operating above low voltage ............................................................................. 373
4.6 Electrical fixtures ......................................................................................................................... 375
4.6.0 Introduction ............................................................................................................................ 375
4.6.1 Lighting .................................................................................................................................. 376
4.6.2 Lighting in common areas of domestic buildings.................................................................. 376
4.6.3 Door entry systems ................................................................................................................ 376
4.6.4 Socket outlets ........................................................................................................................ 376
4.7 Aids to communication ............................................................................................................... 378
4.7.0 Introduction ............................................................................................................................ 378
4.8 Danger from accidents ................................................................................................................ 379
4.8.0 Introduction ............................................................................................................................ 379
4.8.1 Collision with projections ....................................................................................................... 380
4.8.2 Collision with glazing ............................................................................................................. 380
4.8.3 Cleaning of windows and rooflights ....................................................................................... 381
4.8.4 Guarding of windows for cleaning ......................................................................................... 382
4.8.5 Access to manual controls ..................................................................................................... 383
4.9 Danger from heat ......................................................................................................................... 384
4.9.0 Introduction ............................................................................................................................ 384
4.9.1 Installation of unvented hot water storage systems............................................................... 385
4.9.2 Specification of small unvented hot water storage systems .................................................. 385
4.9.3 Discharge from unvented hot water storage systems ........................................................... 386
4.9.4 Discharge of steam or hot water ........................................................................................... 388
4.9.5 Hot water discharge from sanitary fittings ............................................................................. 388
4.10 Fixed seating ............................................................................................................................ 390
4.10.0 Introduction ........................................................................................................................ 390
4.11 Liquefied petroleum gas storage ........................................................................................... 391
4.11.0 Introduction ........................................................................................................................ 391
4.11.1 LPG storage installations ................................................................................................... 392
4.11.2 LPG storage – fixed tanks ................................................................................................. 392
4.11.3 LPG storage - cylinders ..................................................................................................... 394
4.12 Vehicle protective barriers ..................................................................................................... 396
4.12.0 Introduction ........................................................................................................................ 396
4.12.1 Vehicle protective barriers ................................................................................................. 396
4.13 Security ..................................................................................................................................... 398
4.13.0 Introduction ........................................................................................................................ 398
4.13.1 Physical security of doors and windows ............................................................................ 399
4.13.2 Doors and windows – ‘Secured by Design’....................................................................... 399
4.13.3 Doors and windows – product accreditation ..................................................................... 399
4.13.4 Doors and windows – product standards and component performance ........................... 400
4.13.5 Installation and fixing of doors and windows .................................................................... 401
4.14 In-building physical infrastructure for high-speed electronic communications network 402
4.14.0 Introduction ........................................................................................................................ 402
4.14.1 In-building physical infrastructure in dwellings ................................................................. 403
4.14.2 Satellite and wireless communications ............................................................................. 405

Section 5 - Noise ............................................................................................................ 407

5.0 Introduction .................................................................................................................................. 407
5.0.1 Background ............................................................................................................................ 407
5.0.2 Aims ....................................................................................................................................... 407
5.0.3 Latest changes ...................................................................................................................... 407
5.0.4 Explanation of terms .............................................................................................................. 408
5.0.5 Reduction of sound transmission .......................................................................................... 408
5.0.6 Principles of airborne sound transmission ............................................................................ 409
5.0.7 Principles of impact sound transmission ............................................................................... 409
5.0.8 Principles of flanking sound transmission ............................................................................. 410
5.0.10 Certification ........................................................................................................................ 411
5.1 Noise separation .......................................................................................................................... 412
5.1.0 Introduction ............................................................................................................................ 412
5.1.1 Scope of standard .................................................................................................................. 413
5.1.2 Design performance levels .................................................................................................... 415
5.1.3 Example Constructions .......................................................................................................... 415
5.1.4 Other constructions ................................................................................................................ 416
5.1.5 Conversions ........................................................................................................................... 416
5.1.6 Doors in a separating wall ..................................................................................................... 417
5.1.7 Noise from services ............................................................................................................... 417
5.1.8 Post-completion performance test levels .............................................................................. 418
5.1.9 Post-completion testing ......................................................................................................... 419
5.1.10 Remedial action following a test failure ............................................................................. 421
5.2 Noise reduction between rooms ................................................................................................ 422
5.2.0 Introduction ............................................................................................................................ 422
5.2.1 Design performance level ...................................................................................................... 422
5.2.2 Internal walls .......................................................................................................................... 423
5.2.3 Intermediate floors ................................................................................................................. 423
5.2.4 Conversions ........................................................................................................................... 423
Annex 5.A Supplementary guidance on post-completion noise testing ...................................... 424
5.A.0 Introduction ............................................................................................................................ 424
5.A.1 Purpose of document ............................................................................................................. 424
5.A.2 Levels of testing ..................................................................................................................... 424
5.A.3 Developing process to support performance testing ............................................................. 424
5.A.4 Design and construction stage .............................................................................................. 424
5.A.5 Pre-Building Warrant application stage ................................................................................. 425
5.A.6 Building Warrant application stage – testing regime agreement ........................................... 425
5.A.7 Planning for a test - Thinking ahead ...................................................................................... 425
5.A.8 Who chooses the plots to be tested on site? ......................................................................... 425
5.A.9 Flow diagram – Process for Sound testing ............................................................................ 425
5.A.10 Sound testing - Airborne sound ......................................................................................... 427
5.A.11 Sound testing - Impact sound ............................................................................................ 427
5.A.12 Test conditions and reporting ............................................................................................ 428
5.A.13 Large non-domestic buildings ............................................................................................ 429
5.A.14 Conversions ....................................................................................................................... 429
5.A.15 Who can test? .................................................................................................................... 429
5.A.16 Remedial action following a test failure ............................................................................. 429
5.A.17 Reporting process when a test fails ................................................................................... 430
5.A.18 Definitions .......................................................................................................................... 430
5.A.19 Sound testing ..................................................................................................................... 431
5.A.20 Example of a site conditions checklist ............................................................................... 431
5.A.21 Examples of selection for testing ....................................................................................... 431
Example 1 ............................................................................................................................................ 432
Example 2 ............................................................................................................................................ 433
Section 6 – Energy ......................................................................................................... 439
6.0 Introduction .................................................................................................................................. 439
6.0.1 Introduction ............................................................................................................................ 439
6.0.2 Aims ....................................................................................................................................... 440

6.0.3 General guidance ................................................................................................................... 441

6.0.4 U-values ................................................................................................................................. 442
6.0.5 Thermal conductivity .............................................................................................................. 443
6.0.6 Thermal transmittance through separating elements ............................................................... 443
6.0.7 Buffering effects on the insulation envelope............................................................................. 443
6.0.8 Roofs that perform the functionof a floor ................................................................................. 443
6.0.9 Conservatories and atria ......................................................................................................... 443
6.0.10 Performance of fixed building services ................................................................................ 444
6.0.11 Calculation ofareas ............................................................................................................ 444
6.0.12 Latest changes ................................................................................................................... 444
6.0.13 Certification ........................................................................................................................ 445
6.1 Energydemand ............................................................................................................................. 447
6.1.0 Introduction ............................................................................................................................ 447
6.1.1 Dwellings ................................................................................................................................ 449
6.1.2 Setting the Target Delivered Energy Rate ............................................................................. 449
6.1.3 Calculating the Dwelling Delivered Energy Rate ................................................................... 453
6.1.4 Buildings with multiple dwellings ............................................................................................. 454
6.1.5 Heated common areas in buildings with multiple dwellings ...................................................... 455
6.1.6 Conservatories and stand-alone buildings ............................................................................... 455
6.2 Building insulationenvelope ....................................................................................................... 456
6.2.0 Introduction ............................................................................................................................ 456
6.2.1 Maximum U-values for fabric elements of the building ............................................................. 457
6.2.2 Areas of windows, doors and rooflights ................................................................................... 458
6.2.3 Limiting heat loss through thermal bridging .............................................................................. 459
6.2.4 Limiting uncontrolled air infiltration .......................................................................................... 460
6.2.5 Air-tightness testing ................................................................................................................ 461
6.2.6 Introducing heating to unheated buildings and conversion of buildings .................................... 461
6.2.7 Conversion of historic, listed or traditional buildings ................................................................. 462
6.2.8 Extensions to the insulation envelope ..................................................................................... 463
6.2.9 Thermal bridging and air infiltration for existing buildings ......................................................... 464
6.2.10 Alterations to the insulation envelope .................................................................................. 464
6.2.11 Conservatories ................................................................................................................... 466
6.2.12 Stand-alone buildings ......................................................................................................... 467
6.3 Heating system ............................................................................................................................. 468
6.3.0 Introduction ............................................................................................................................ 468
6.3.1 Performance of fixed heating systems in new and existing buildings ........................................ 468
6.4 Insulation of pipes, ducts and vessels ........................................................................................ 470
6.4.0 Introduction ............................................................................................................................ 470
6.4.1 Insulation of pipes, ducts and vessels in new and existing buildings ........................................ 470
6.5 Artificial and displaylighting ....................................................................................................... 471
6.5.0 Introduction ............................................................................................................................ 471
6.5.1 Fixed lighting .......................................................................................................................... 471
6.6 Mechanical ventilation and air conditioning ............................................................................... 472
6.6.0 Introduction ............................................................................................................................ 472
6.6.1 Form and fabric of the building ................................................................................................ 472
6.6.2 Efficiency of mechanical ventilation and air conditioning systems in new and existing buildings 473
6.6.3 Design and installation of Ductwork......................................................................................... 473
6.7 Commissioning building services .............................................................................................. 474
6.7.0 Introduction ............................................................................................................................ 474
6.7.1 Inspection and commissioning ................................................................................................ 474
6.7.2 Commissioning Plan at design stage ....................................................................................... 475
6.7.3 Commissioning Report on completion of construction ............................................................. 475
6.8 Written information ...................................................................................................................... 476
6.8.0 Introduction ............................................................................................................................ 476

6.8.1 Written information ................................................................................................................. 477

6.8.2 Quick StartGuide ................................................................................................................... 477
6.8.3 Work on existing buildings ...................................................................................................... 477
6.9 Energy performancecertificates ................................................................................................. 478
6.9.0 Introduction ............................................................................................................................ 478
6.9.1 Calculating the carbon dioxide emissions for a certificate ........................................................ 479
6.9.2 Information to be provided for buildings ................................................................................ 479
6.9.3 Location of an energy performance certificate ........................................................................ 480
6.9.4 Conservatories and other stand-alone buildings ...................................................................... 481
6.10 Metering .................................................................................................................................... 482
6.10.0 Introduction ........................................................................................................................ 482
6.11 Heating and hot water – direct emission heating system .......................................................... 483
6.11.0 Introduction ........................................................................................................................ 483
6.11.1 Zero direct emission heating.............................................................................................. 485
6.11.2 Emergency heating ........................................................................................................... 485
6.11.3 Conversions ....................................................................................................................... 486
6.11.4 Alterations and extensions ................................................................................................. 487
Annex6.A Compensatoryapproach - heat loss example................................................................. 488
6.A.0 Introduction ............................................................................................................................ 488
6.A.1 Example: alteration to create rooms in a roof space ................................................................. 488
6.A.2 Example: single storey extension ............................................................................................ 490
Annex6.B Consideration of High-Efficiency Alternative Systems in New Buildings ................... 493
6.B.0 Introduction ............................................................................................................................ 493
6.B.1 Implications for design ........................................................................................................... 493
6.B.2 Process .................................................................................................................................. 493
Annex6.C Further Guidance on Thermal Bridging at Junctions .................................................. 495
6.C.0 Introduction ............................................................................................................................ 495
6.C.1 Background ............................................................................................................................ 495
6.C.2 Purpose of guidance .............................................................................................................. 495
6.C.3 Other issues ........................................................................................................................... 496
6.C.4 Use of previously published ACD details and psi values. ..................................................... 496
6.C.5 Sources of calculated Psi values ........................................................................................... 497
6.C.6 Limiting thermal bridging and air infiltration ........................................................................... 497
6.C.7 Thermal bridging .................................................................................................................... 498
6.C.8 Air infiltration .......................................................................................................................... 498
6.C.9 The importance of junction detailing ...................................................................................... 499
6.C.10 Heat loss arising through linear thermal bridges ............................................................... 500
6.C.11 Heat loss arising through uncontrolled infiltration .............................................................. 501
Design principles - Limiting heat loss and infiltration .......................................................................... 501
6.C.12 Maintaining thermal continuity ........................................................................................... 501
6.C.13 Minimising thermal bridging ............................................................................................... 502
6.C.14 Condensation risk .............................................................................................................. 502
6.C.15 Reducing uncontrolled infiltration....................................................................................... 503
6.C.16 Design principles – Junctions in framed construction........................................................ 505
6.C.17 Design principles – Junctions in masonry construction ..................................................... 507
Design to limit infiltration and interstitial condensation........................................................................ 509
6.C.18 Design strategy - General .................................................................................................. 509
6.C.19 Specific comment on particular building components ....................................................... 511
6.C.20 Workmanship ..................................................................................................................... 512
6.C.21 Properties of differing insulation materials ......................................................................... 513
6.C.22 Ventilation of cavities ......................................................................................................... 514
6.C.23 Low emissivity materials .................................................................................................... 514
6.C.24 Types of building membranes............................................................................................ 515
Design and construction checklists ..................................................................................................... 516
6.C.25 Thermal continuity – Design checklist ............................................................................... 516
6.C.26 Thermal bridging – Design checklist .................................................................................. 517
6.C.27 Airtightness – Design checklist .......................................................................................... 517
6.C.28 Thermal conductivity – Site checklist ................................................................................. 518
6.C.29 Thermal bridging – Site checklist ....................................................................................... 518

6.C.30 Airtightness – Site checklist ............................................................................................... 519

6.C.31 Further information ............................................................................................................ 520
6.C.32 Further reading .................................................................................................................. 520
Annex 6.D Further guidance on pre-completion airtightness testing ......................................... 521
6.D.0 Introduction ............................................................................................................................ 521
6.D.1 Purpose of guidance .............................................................................................................. 521
6.D.2 Levels of testing ..................................................................................................................... 521
6.D.3 Developing processes to support performance testing ......................................................... 522
6.D.4 Design and construction stage .............................................................................................. 522
6.D.5 Pre-Building Warrant application stage ................................................................................. 522
6.D.6 Planning for a test - Thinking ahead ...................................................................................... 522
6.D.7 Who chooses the plots to be tested on site? ......................................................................... 523
6.D.8 Building Warrant application stage – testing regime agreement ........................................... 523
6.D.9 Flow diagram – Process for airtightness testing .................................................................... 523
Airtightness Testing ............................................................................................................................. 525
6.D.10 What does an airtightness test involve? ............................................................................ 525
6.D.11 Before the test.................................................................................................................... 526
6.D.12 During the test.................................................................................................................... 527
6.D.13 After the test....................................................................................................................... 527
6.D.14 Conversions ....................................................................................................................... 527
6.D.15 Who can test? .................................................................................................................... 527
6.D.16 Remedial action following a test failure ............................................................................. 528
6.D.17 Reporting process for tests ................................................................................................ 528
6.D.18 Remote Areas and Severe Weather Conditions ................................................................ 529
Section 7 – Sustainability.............................................................................................. 531
7.0 Introduction .................................................................................................................................. 531
7.0.1 Background ............................................................................................................................ 531
7.0.2 Aims ....................................................................................................................................... 531
7.0.3 Scope ..................................................................................................................................... 532
7.0.4 Explanation of terms .............................................................................................................. 532
7.0.5 Latest changes ...................................................................................................................... 533
7.0.7 Certification ............................................................................................................................ 533
7.0.8 Other sustainability indicators ................................................................................................ 534
7.1 Statement of sustainability ......................................................................................................... 535
7.1.0 Statement of sustainability (sustainability label) ................................................................... 535
7.1.1 Levels of sustainability ........................................................................................................... 536
7.1.2 Bronze level ........................................................................................................................... 536
7.1.3 Bronze Active level ................................................................................................................ 536
7.1.4 Silver level.............................................................................................................................. 537
7.1.5 Silver Active level ................................................................................................................... 540
7.1.6 Gold level ............................................................................................................................... 540
7.1.7 Direct greenhouse gas emissions only at Platinum level ..................................................... 545
7.2 Electric Vehicle Charging ........................................................................................................... 546
7.2.0 Introduction ............................................................................................................................ 546
7.2.1 Charge point provision to new dwellings (including creation of one or more dwellings by
conversion). ......................................................................................................................................... 547
7.2.2 Provision to domestic buildings undergoing major renovation works. ................................... 548
7.2.3 Mixed Development ............................................................................................................... 549
7.2.4 Location of charge points....................................................................................................... 549
7.2.5 Specification of electric vehicle charge points. ...................................................................... 550
7.2.6 Enabling infrastructure and future charge points. .................................................................. 550
7.2.7 Information on the installation and operation of charge points .............................................. 551
Annex 7.A Sample sustainability label ............................................................................................. 552
7.A.0 Introduction ............................................................................................................................ 552
7.A.1 Sample sustainability label .................................................................................................... 552
Annex 7.B Supplementary guidance in the aspect of optimising performance .......................... 553
7.B.0 Introduction ............................................................................................................................ 553
7.B.1 Scope ..................................................................................................................................... 553
7.B.2 Format .................................................................................................................................... 553

7.B.3 Graphics, images and text ..................................................................................................... 553

7.B.4 DOs and DON'Ts ................................................................................................................... 554
7.B.5 Sections ................................................................................................................................. 555
7.B.6 Labels (applicable to Gold level only).................................................................................... 556
Annex 7.C Desk Space ....................................................................................................................... 557
Annex 7.D Mobility Space .................................................................................................................. 558
Annex 7.E Sustainability Label ......................................................................................................... 559
Appendix A Defined Terms ...................................................................................... 561
Definitions and explanation of terms used in this document. ........................................................... 561
Appendix B list of standards and other publications............................................ 573
The Construction Products Regulation ............................................................................................... 573
Table Appendix B.1 - British Standards ............................................................................................... 574
Table Appendix B.2 - Codes of Practice (British Standards) ............................................................. 584
Table Appendix B.3 - European Standards .......................................................................................... 584
Table Appendix B.4 - Drafts for Development (European Standards) .............................................. 594
Table Appendix B.5 - Legislation - Statutory Instruments ................................................................. 594
Table Appendix B.6 - Other Publications - Section 0 (General)......................................................... 595
Table Appendix B.7 - Other Publications - Section 1 (Structure) ...................................................... 596
Table Appendix B.8 - Other Publications - Section 2 (Fire) ............................................................... 596
Table Appendix B.9 - Other Publications - Section 3 (Environment) ................................................ 598
Table Appendix B.10 - Other Publications - Section 4 (Safety) ......................................................... 601
Table Appendix B.11 - Other Publications - Section 5 (Noise) .......................................................... 602
Table Appendix B.12 - Other Publications - Section 6 (Energy) ........................................................ 602
Table Appendix B.13 - Other Publications - Section 7 (Sustainability)............................................. 604
Table of Contents........................................................................................................... 606

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Building Standards Division

v1.0 – December 2023

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Building Standards Division

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Document Version Control

Version Date Notes

Page 1 Applicable from 1 April 2024

Page 2 Applicable from 1 April 2024

Page 3 Applicable from 1 April 2024

0.1.2 The Building (Scotland) Regulations 2004

0.1.3 The building standards system

Page 4 Applicable from 1 April 2024

0.1.4 Status of Technical Handbooks

Page 5 Applicable from 1 April 2024

• Conservatories Guide 2nd Edition, published by the Building Standards Division.

0.1.5 Alternative solutions

0.1.6 Domestic and non-domestic buildings

0.1.7 Latest changes

Page 6 Applicable from 1 April 2024

0.1.9 Arrangement of Section 0

Page 7 Applicable from 1 April 2024

0.2 Citation, commencement and interpretation

0.2.1 Explanation of Regulation 1

Page 8 Applicable from 1 April 2024

The Building (Scotland) Amendment Regulations 2011 (1 May 2011)

Page 10 Applicable from 1 April 2024

Building (Scotland) Amendment Regulations 2019 (1 October 2019)

0.2.2 Explanation of Regulation 2

Page 11 Applicable from 1 April 2024

dwelling and used by an occupant of the dwelling in a professional or business capacity. A

Page 12 Applicable from 1 April 2024

0.3 Exempted buildings and services, fittings

Page 13 Applicable from 1 April 2024

Page 14 Applicable from 1 April 2024

Reason Type Description Exception

8. A single-storey detached building • A building used to any

Page 15 Applicable from 1 April 2024

Reason Type Description Exception

12. A caravan or mobile home within • Any wastewater disposal

Page 16 Applicable from 1 April 2024

Reason Type Description Exception

Page 17 Applicable from 1 April 2024

Reason Type Description Exception

Page 18 Applicable from 1 April 2024

0.4 Changes in the occupation or use of a

Page 19 Applicable from 1 April 2024

5. Changes in the occupation or use of a residential building to any other type of

Page 20 Applicable from 1 April 2024

Page 21 Applicable from 1 April 2024

0.5 Buildings work, services, fittings and

Page 22 Applicable from 1 April 2024

Page 23 Applicable from 1 April 2024

Type Description Exception

Page 24 Applicable from 1 April 2024

Type Description Exception

Page 25 Applicable from 1 April 2024

Type Description Exception

9. Any work associated with installing a

Page 26 Applicable from 1 April 2024

Type Description Exception

21. A paved area or hardstanding

Page 27 Applicable from 1 April 2024